HD has similar prices, but I’ve run into some delivery issues and have stopped buying appliances from them.

Stop playing 🤣😂🤣😂🤣😂

@Tom HermanUsually not a good idea.You'll lose the capital gains exemption.You'll only have access to hard money or commercial lenders.You would need to speak with an accountant and get a serious opinion on it to see if it makes sense...

@Eric James, as for the tenant only giving 30 days to move, a piece of paper isn't going to stop them from leaving if they find they must move.

They partner with me because of the experience I bring to the table, and the access to off market deals.  

The landlord/manager and the tenant both sign (in CA at least) and it guarantees the existence of a lease, it's terms, and stops anyone from later claiming any other lease or lease terms exist. 

He was very eager to move forward and then just stopped responding to attempts to communicate. 

When I consider what I bring to the table, it's access to capital (not deals or experience).

Just wanted to let you know I’ll need the driveway left accessible for myself or my tenants in the future.

I'm not suggesting it should be in the mutual funds, just trying to understand the thought process that went on when you were investing, stopped with $50K left and said "that money that's left is extra".