I have been talking out the new provision tax reform added.There is a possibility of avoiding a tax on your sale and also permanently avoiding tax on your new reinvestments with what’s called qualified opportunity zone. 

Not so good if you have the time and want to devote the effort into building your own team, you want to learn as much s possible about investing from the ground up, want the opportunity to maximize your equity etc. you get the general pattern.markets (mostly midwest, and some in south)Cleveland, Dayton, Cincinnati, Indy, KC, Memphis, Birmingham.

I'm still finding lots of opportunities in Phoenix and Glendale.

If the owner's main concern is it being a hassle, seller financing it to you would still allow them the opportunity to earn steady income off of the property.

All my friends should be jumping at the opportunity.

If you could do that and tremendously increase your equity, raise rents you may be able to improve your cashflow and then take out some of the equity and go invest it elsewhere.It seems like you are sitting on a huge opportunity to develop some equity, just have to look at all the scenarios and see where you come out best.If you sell, while you may get some walking money and a nice profit, you are likely leaving a lot on the table for the new owner to capitalize on. 

I questioned that when I read that but just figured I was just not yet aware of potential opportunities out there where you can get a bank loan for 90% of the cost (and pay PMI) or maybe bring in a partner or private investor to cover the other 10% of the 20% down payment to avoid PMI? 

This is your "opportunity cost" to get into the market.2 - Exit #1:  Sold Comps. 

Since they are concerned about their safety and want to leave anyways, it will be a perfect opportunity to replace them.

Louis is a very fractured market which means there are as many opportunities as there are landmines.