The key is to buy low and to know if you are playing more of the cash flow game or hoping for more appreciation.

You can turn this around and stay in the game if you truly have the passion and aptitude for the residential rental business.

People just now getting in the game are overpaying, rates are rising, and inventory is far more scarce.

This situation could be a bit of a game changer for folks wanting to exit 1031 land with more tax free dollars.If an entity owns property and 1031s and subsequently dissolves and distributes the property to the members do those members inherit the requirements of a conversion under 1031. 

That roadmap, as of right now, is outlined.Learn - Keep FTJ (Full Time Job)Books, podcasts, BP, peopleFTJ and PTJ options: Go back into being a residential handyman and contractorWholesale - Keep FTJRamp up Wholesaling, possibly until either quitting or finding a PTJ to offset Wholesaling goal - raise capital to flip laterPlataeu Wholesaling, ramp up Flipping while ramping down WholesalingPlataeu Flipping, ramp up Buy-and-HoldLong Term Goal: rental portfolio with extra capital to invest in othersMy motivation does include swinging hammers (I love the physical work), but I recognize that won't be where I need to put myself to make money past the short-term (and my body won't be able to do that forever).

@Todd Powell, you're right a contingent contract can be tough (but not impossible - it's worth the ask,  the larger the asset the more willing they can be) when trying to consolidate a portfolio.  

@Alexander Felice, it’s actually a portfolio loan.

I work for a property management company as the CFO and we have quite an extensive portfolio of units we manage, should you need some perspective on the manageKent side!

He got lucky as FHA was NOT designed to build RE investment portfolio.

I am interested in the house hacking game.