A HML is likely to see that as a plus, so if you factor the capital cost into the deal and it works for you -- HML might be the way to go.

This also doesn't touch on CapEx reserves and working capital, which you'll need since the roof is 22 years old from what you have said. 

Generally the purchase of the property, getting it to a rentable state, etc. is capitalized and depreciated.

Hi @Alison Crawford I'm not sure what your criteria is to be considered a good deal but I can meet my criteria in Worcester pretty regularly and I won't even consider anything under a 10 cap. It

Is the 2 out of 5 year rule very specific, do we really needed to live in the property for 730 days, and 715 days will be not enough to avaid capital gains tax?

He failed the national portion twice (but passed state section on the first try.)

Check with some national banks too.

Goal:Get money out of this house without paying capital gains taxes or having to do another 1031 exchange like I did on another house a year ago.Background:-I bought the single family home in mid August 2014.

I see that they are more expensive, but I would consider doing that before I put capital at risk.

Its very difficult to answer your question succinctly though because self storage is a very MICRO market investing niche...meaning it matters very little what the "national" trends are.