Kitchens and bathrooms are always a good bet, but think beyond the basics.

But we had four kids, a hubby who was a car guy and needed a shop or big garages, and a limited income.

Most HMLs I work with for my CFO clients require $10k equity or (10% of the purchase price) as minimum equity while limiting the loan to 70%-75% of the ARV. depending on the lender.

Essentially, I am betting that rates won't go low enough where it makes sense to refinance.

I am somewhat limited with time but have right mindset.

Are you setting a one person per room limit? 

My probate expertise is limited to the many THOUSANDS of deals that I’ve done in California since 1978.

While many of these issues are important considerations and should not be ignored or overlooked, there are other more crucial criteria that you must question and evaluate first.The critical risk criteria that you must review and evaluate prior to making your final decision on which 1031 Exchange Qualified Intermediary to retain includes, but is not limited to, the following areas:Technical capability of the 1031 Exchange Qualified IntermediaryInternal processes and audit controls to safeguard your 1031 Exchange funds and assetsUse of Qualified Trust Accounts or Qualified Escrow AccountsDecision criteria and guidelines for investment of your 1031 Exchange fundsProtection from potential errors or omissions by the Qualified Intermediary (E&O Insurance) Protection from potential theft or embezzlement of 1031 Exchange funds (Fidelity Bond) An experienced and professional 1031 Exchange Qualified Intermediary will understand these concerns and should be happy to discuss these crucial issues with you.

Ask for higher limits so your available credit ratio is higher.

Buy quality assets with NON section 8 tenants that have 700 fico scores thats safe bet in the US>  And what I do ..