Finally, when you want to sell you will have the same difficulty as the current seller has: discount the price or offer seller financing (which if you have debt on the property already you might not be able to do).So if you can live with all of that you might have an opportunity to take down a lot of units with a small down and seller financing—and it might be a good cash flow play—but be cautious about how you get this down payment.

Cap rates have been compressed as prices have continued to rise, but I know there are deals within and even outside of those ranges you state depending on what you are looking for when considering passive versus active investing. 

., list of estates actively in probate)?

I'm active duty military and I bought a primary residence in Dec 2017.

Whereas marketing through our business page leads to my mom liking the post and someone calling us about the property 4 months after it's sold.We just get 10,000% better response from the profile activity.

So the location has to at least lend some appreciation play and in desirable locations.  

@Chris Williamson, you don't really need a CPA for that because there are no tax implications with the rollover, and like I mentioned earlier all investment income will be sheltered from taxes since it is an IRA, unless you have income from active business or use leverage to acquire investment property (btw, self-directed Solo 401k would be exempt from UBIT on leveraged real estate).

Check this out:  Glad I could help.https://www.visitingangels.com/homecare-services/c...Summary of ServicesLength of Care Service Hourly Care24/7 Multiple Shift CareLive In CareWeekends & HolidaysAffordable Hourly RateTemporary or Long Term CareTypes of Service “Activities of Daily Living” (ADL)Custodial CareAssistance in DressingBathing/ShoweringMedication RemindersHospice supportMeal PreparationLight HousekeepingErrands, Shopping, WalksDoctors VisitsRewarding CompanionshipRespite for Family CaregiversHygiene Assistance

I've taken pics when the flow is active. 

Jim Gaines said, “Home sales activity remained strong for the second quarter of 2018.