Everything you just mentioned is a ton of work, and if you've got the work ethic to do that you could easily find something where you could make $40k-$60k+ by just shopping around for a better job and moving up in something.I'd even consider finding a Property Management firm to go work for and get some real world experience in this industry.

Contrary to the original post I think that real estate is really a safe investment, rather than a high return one (if you want very good returns, as with every investment, you need to put your time and effort into learning the ins and outs of the industry).

Hi Ryan, i have client target the film industry people here in Atlanta.

Over time the investments will make money, its just going to take a little more time than it used to.There are also areas like Galveston with value add options that could bring big returns in the next 5-10 years as the cruise industry continues to love the port and expand (over 100 million dollars being invested in our port).Feel free to shoot me a message anytime and we can talk about the Galveston market!

And that would certainly leave you in your current property long enough to get the tax free benefit of the primary residence exclusion.

I think the question is more of a personal decision and whether or not someone has the time, energy, and resources available to setup a business, learn the inner-workings of the industry, and constantly reevaluate how you can improve.

My name is Isoke (e-so-kay) I have been in the building industry for 10+ years.

Thought I knew what I wanted to do with my life and pursued my career in the automotive industry.

Does it come down to industry/jobs/growth?

I am usually firmly against ESAs because of all the fraud associated with the industry, the fake Doctors, Etc....Also the fact that the government is essentially taking control of private property is a huge deal-breaker for me.But - this sounds like a legitimate deal from what you have said....probably best to just go along since she's a great tenant.