I enjoyed the read.

Given the cash flow you're currently enjoying, I don't think converting it back to a primary just for this exemption is the right move.A 1031, however, could be a great play since the value of the property is so high.

Typically expectations for NPNs by newbies is unrealistic and what they think they are investing looks more like gambling.  

Sounds like you're doing it right, especially if it's something you truly enjoy doing.Best of luck to you!

I considered rebo but tried Property Radar first and really enjoy it... 3 day free trial for starters to get a feel!

I feel like I'd be taking a gamble with it.

There are of course, deals to be had in every market and we've enjoyed our fair share...but what do you do between the one-in-a-millions...?  

It takes twice as long, is half as good, and the material cost is about 20% higher.I'll continue to do some of the work myself because I enjoy it and I think the education is helpful for future decision-making, but I'm aware that it's an expensive hobby to do my own work.

So far I am enjoying reading all the forums and discussions :) 

Keep it simple and enjoy what you do.