All the cash from 1031 will be invested and the valuation of the 3 new properties is more than the replaced. 

They have handled multiple properties for us over the years and saved us from a terrible PM in Lubbock. 

Don't we think investing in the US is risky with high interest rates, historically low affordability and cash flows and high prices inflated by 15 years of artificially free money that's gone for good?

Technically, if you put 50-75% down almost anything would cash flow but then you would be cash in heavy.

That rate, that cash flow, that small amount of debt, no way I am letting it go.

With The right sellers you are probably catching up back payments and saving them from foreclosure so having a little debt left out there is small compared to having a foreclosure on their credit.

Get rid of debt, build a budget, and save.

If not, then this is a big barrier to overcome. 121 of the 612 sales were cash.

I am looking to diversify and derisk my portfolio by buying and holding out-of-state LTR.I have about $200k of cash flow to reinvest yearly.

I'm particularly passionate about areas that provide cash flow with rental propertiesOutside of real estate, I enjoy traveling, playing sports, hanging with my dog and friends.Excited to learn and connect with you all!