Marketing is not a few cell phone pictures plus a Zillow and Craigslist post.

One lady raised her hand and said that since some people have watches with alarms on them (this was 1990 so no cell phones yet!)

Then my Brother's business partner in a cell phone store (who wasn't too bright) left to fix and flip houses.

And with a cell phone, well, seems all the bases are covered, IMO.SO shop around and check with the accountants here on BP, they will be more likely to be up on RE issues than those tax store types.

This depreciation will be recaptured as ordinary income at your marginal tax bracket rate or 25% whichever is less.If your marginal bracket rate is 15%, then the federal income tax on the sale of your property could be around $1850.  

So do carefully consider the additional expenses/trouble etc. before you move forward.Best of luck with whichever course you choose!

The equity you have built in those three homes is not making you the same return anymore, so I think your plan of using those funds to purchase more homes is the right idea.In terms of strategy for allocating the money, I think you can do pretty much whichever, though it seems like you may have most experience within multifamily.

The pictures Jon posted were all sent by me via cellphone while we were doing work on the house for several days.  

I wouldn't say concession cause it's not really. the seller understands that sometimes the house needs repairs. there is a law that lets the buyer agree to repair that stuff"hubsand: "and we agreed to that and did not want concessions"agent: "i misunderstood that and i apologize and i just thought they're coming in with so much money and I'll just ask the seller side to do that. and all people do is ask, that's all they do, they just ask. even though it seemed like we're getting closer, there are a looot of people out there putting in bids. she did tell me that they were getting to what they're asking for. now in the bidding process they need to open it up and give everybody a chance. at this point, they're not going to counter offer anymore, they're just taking offers, whichever one is the best"husband: "So, I just want to make it clear,  agent: "I understand that you see it that way, but it wasn't really changing it.

Make sure your bills (cell phone, utilites, etc) are in your name and consider taking out a low-balance secured credit card through your bank.Good luck!