I'm completely open to the idea of having a location in an "up and coming" neighborhood, but at the same time want to be in an area that I'll enjoy living in on the weekends that's fairly walkable and will be able to commute to work (west suburbs) fairly easily.I've met many people whom have stated multi-units were the way to their success.

But when I do my projections, I always assume the increase in Expenses will be higher than the increases in Rents.Therefore, in my particular calculations, it is always very conservative.Also note that even if my Mortgage payment throws me negative in the 1st year and EVEN if the Expense Increases are higher than my Gross Rent Increases, I will still get increasing cash flow.Given this scenario, you will not that I start out NEGATIVE $133 per month but wind up POSTIVE $1,684 per month.AMAZING when you do the 10 year projections and doubly amazing when you actually put it in practice over 10 years.Keep in mind this is COMPLETELY COUNTER-INTUITIVE and yet it's all about the Math.Again, most people (probably 90% or more) will not realize the effects of this until they do the Math.......

@Jerry Chen In order for a 1031 to be valid AND completely tax-free, you must exchange into a property(ies) with AT LEAST the same value as your net sales value andAT LEAST as much equity.

Child would like to buy the house, potentially for below market value, retain the original real estate tax basis and then parents would like to use the proceeds from sale to complete a 1031 in order to defer capital gains.I can see a few potential issues:Does the fact that parents converted it to a rental from primary residence cause a problemIs a purchase below FMV possible or are there 1031 ramificationsIf below FMV a bad idea, could some sort of non-interest bearing note be structured between the parties to make up gap between proceeds and FMVCan 1031 exchange property they identify be contributed into an LLC after closing for asset protectionAny advice on the structure outlined above, or other ways to transfer real estate from parent to child (while parents still living) would be greatly appreciated.

With all these new developments there is also quite a large scale apartment development mid way through completion.

I do agree though, there are a number of uncertainties with the Foxconn plans and development being completed so there is a distinct element of speculation. 

We are not completely debt free, but will be by the end of the year... 

Louisiana is completely different :)If there's an existing mortgage on the property, by law you must use a licensed/approved escrow agency.

I would like to put solar on my rentals but seeing as the tenants pay the electric bills and those properties don't qualify for the tax credit, I haven't done it yet (although I may sometime anyway, after all other critical Cap Ex projects are completed).

I would like to put solar on my rentals but seeing as the tenants pay the electric bills and those properties don't qualify for the tax credit, I haven't done it yet (although I may sometime anyway, after all other critical Cap Ex projects are completed).