And I have phases were some bank and some don't buy a quarter later and the tides change and lists perform differently.

I'm in the "attempting to acquire more property" phase, so I'm willing to consider properties that cash flow.

I remember when I first started down this path, how far away the action phase of the plan was and now here I am!  

I'm still in the "Learning Phase" - picking up every book I can about real estate investing, listening to podcast/videos, and searching as much as I can for properties in the area to get an idea of the market.  

Great points Kevin, understanding the phase of the market cycle and having a deep understanding of your market is incredibly important.

if you are concerned about traditional electric try an induction range.

Even if 1031s are put up for phase-out, it's a long way to having that bill passed in each chamber and then signed by the president...a real estate "investor" himself.

Which is why if I have the opportunity to do so, I have the property tested for ASB & Lead Based Paint during the due diligence phase. 

I'm new to the idea of REI and still in the research phase, and learning so much!

I'm still in the learning phase of my journey so you'll have to forgive me.