We have found as long as the 50% rule is in place then when there is a crash, the equity that is stripped out isn't as dangerous. 

@Yusuf Salloum I do agree that in time we will see some gentrification on West side in North and South Lawndale/Little Village, but make no mistake there is a section in North Lawndale that is very dangerous which is beat 1011.

Just skip that, it’s a time waster.Also, starting with “quickest way” is pointless and dangerous.

@Michael Hoyt, To refinance a property right before a sale and the start of a 1031 is a very dangerous practice and has consistently resulted in exchanges being disqualified if examined. 

I'm looking to create a process out of this and make fewer decision every time I turn my units in the future.

We'd probably max out at 10 one bedroom units (about 600 SF each) or could do fewer larger units.

Just like real estate, there is no “best” real estate strategy that works for everyone.The best approach is to figure out what you want to do (more vacations but in economy, fewer but in First/Biz Class, aspirational hotel stays, etc), then devise a plan that will help you get there.Hit me up if you chat about it more.

No offense to any guest that has fewer units than I do, but I don’t want to hear about the guy that has 8 units and is happy with that.

Very entertaining....But I must be the only investor that cringed at some of the things being said...The idea of justifying bad loan terms because they can refinance 12 months from now sounds dangerously like 2008...What happens if there is a downward turn in the market and the equity dries up?   

I took a screenshot of what Trulia thinks is safe/dangerous and I would love to hear the veterans on any rule of thumbs they have on Allentown.