I can be frustrating to separate utility bills for each of the tenants.

However, pending sales are also up, and nearly at the same gross numerical value as the new listings.

@Mason Hickman, @Bill Brandt, @Maritza Wellington - makes a ton of sense. thanks for the information. 

@Dasia WashingtonI agree with Bill, best choices are for the new SFR with the mother in law suits.

When I was a tenant I never had a landlord try to stack a big repair bill on me, because I always left the places in fantastic shape.

@Kevin Turano@Bill Exeter gave you an excellent technical review, and he is one of the best providers of 1031 services.

@Austin R.I ran this buy my attorney and in most states it is not legal /allowed by zoning to lease the house and own the landI had taken back properties in the past as a lender and was thinking “let me just sell the house on a ground lease for 30 years” After numerous convo with attorney said it’s a no go on residential

I teach history and have always wanted to visit there ever since I visited Buffalo Bill's museum in Colorado...

And as @Bill Brandt, said you've also got depreciation recapture. 

Water/sewer, tax bill, home owners insurance.