This is 1% if the property sells for under 500k and 1.425% for over 500k.Generally, I advise my clients to hold onto a property for around 7 years if they are hoping to sell for a higher price from appreciation, otherwise the costs of selling can wipe out any increase.Overall, your decision to sell or hold depends on your goals and if you have a place to put the money that better aligns with those goals.

I have similar spreadsheets and our line of thinking is aligned.

The list above are tasks that I am not good at and will eventually need to hire out if I move.The properties I buy are in high quality areas and fully renovated so maintenance is not an issue.My missing components are:InspectionsMove in/outsHandymanI have great contacts for leasing and construction guys for rehabs.Just curious if anyone on the site has been doing this for awhile and how its been going.

Getting the experience and knowledge about all of the components of that equation= being competent.

As an FYI, I'm aware of self-directed IRAs; however, that strategy does not align with my current real estate goals.

For instance, you mention high salaries for your husband and you, but the stock component could change quickly, I'd think.

Surprisingly the investor component has been the easiest part and I have $5mm ready to deploy for this if needed between a few different investors who are super stoked to get into the better neighborhoods in the area at an 8% cap rate. 

The downside to HOA properties is you always have a business partner who can dramatically affect you yet who's interests aren't really aligned with yours.

The sponsor rarely has much skin in the game, and thus their interests may not align with yours (e.g. you may want to protect capital, but they don't get paid until they exceed the preferred, so they may take extra risks to try to outperform).

most cities of your size have some long term established HML who allow folks to invest in their deals.To me the foreclosure rules are a key component .. when your buying notes that you did not originate.