Consider expanding your markets you are looking in so you have exposure to more properties, and if you haven't already, engage with a RE agent who specializes in investment properties so you may have some insight to properties before they hit the market. 

This way i gain all my initial investment back and can do it all over.

If you've owned it this long and it's paid off, you likely have gained a ton of equity and possibly have options to refi and definitely could do a lease to own scenario. 

For example, they will receive a lump sum for their equity, and receive the rest of their equity over time, which spreads out the capital gains taxes they pay.

Alongside my academic pursuits, I also helm a reputable research firm, where we analyze market trends, identify opportunities, and deliver actionable insights to our clients.In line with my passion for real estate and my background in finance, I am actively seeking opportunities to collaborate with like-minded investors on commercial real estate ventures.

I can provide you with insights and advice on how to get started in real estate investing.

The draw to the tired landlord is they get a lump sum from me, and the rest of their equity over time as cash flow to them, spreading out their capital gains taxes.  

(I know, I know, it's not sexy to talk appreciation, but that's where the big gains are when you hold long enough.)All that said, anything that gets you excited about real estate and gets you engaged is a good thing, so if this is the thing that lights your fire, go for it. 

Hey Elizabeth, Since you are selling your business you are likely getting capital gains treatment on that gain if you have owned the asset for over 12 months.

Louis area as well (Collinsville, IL) and joined to gain more knowledge about real estate investing.