Not quite as precise as I would like, especially for a beginner like me with tight margins.

Fun Question but my answer would change every few months depend on what "Experience" I was most interested in exchanging the money for.

The current 3/3 rental is in an up and coming area and I am also hoping for a little appreciation in the next 3-5 years so I can perform a 1031 Exchange into a larger apartment complex.  

., it may be a personal lifestyle decision but that's precisely why the government gives a tax incentive.

I'm not familiar with 1031 exchange. 

I file jointly so I know I'm okay on the cap gain with a 121 exclusion; however, my question is can I use a 1031 exchange to avoid the depreciation recapture? 

Then after my second devoice I went to work for a local large management company doing rehabs making some one else money I don’t do every thing flooring is best left to guys that know what their doing and not typically a one man job, roofing I can do it but again not really a one man job, didn’t do drywall for a long time either because need to know what your doing and I didn’t found a guy that wanted to learn about plumbing when I was working for a management co in Minnesota we work projects together to exchange skills now I can make a hole in a wall look like it was never there or sheet rock a whole house.

@Deborah Burian it went very well actually connected very well with an investor and exchanged business cards with him. 

Also, since I don't know what your father-in-law's plans are for the properties when he is no longer around, he might consider hanging onto them until he passes and whomever inherits the properties should have a stepped up tax basis which is a very big deal.And, as another idea, he can probably do 1031 exchanges to other properties if that is his goal.He may need asset protection advice and estate planning advice to go along with his investing.

I've been very happy with the turnkey provider but I noticed that every house I looked at had a rent to sales ratio of 0.90%-1.10%.... a little too precise to be a conscience.