Learn the ropes from that individual, build business relationships in the mean time and then rock and roll.

You currently have a pretty proven investment in-hand, so you need to decide how much better a new investment would need to be to compensate for the above.If you were losing money, or even just breaking even, then I would be loudly promoting the 1031 option, but given that its already a profitable investment, I think I'd recommend holding it and using the flow to either pay down the loan faster (if you don't need the income) or save up for your next MFR.

We have many neighborhoods with ROCK BOTTOM PRICES.

After I get mine finished up, I'm going to approach her about a realistic sale price or possible owner financing with nothing down lol.....All she can do is say no.Car lot has already offered me $16k cash for the house and I told them to kick rocks.

These new tenants have contacted my property manager, and asked permission to have garage doors with openers professionally installed and to sheet rock and insulate the garage at their own expense.

does it happen often heck no can it yes.but most of the 1500 plus notes we have put investors into over the last 5 years that are rock solid less than 10 defaults.. earn 9 to 10%  these are bought by risk adverse investors that want PERFOMRING and consistency and little to no risk..

Everyone would have to have squeaky clean credit, rock solid landlord references and no behavioral issues.

I have been playing the game of blocking the holes with rocks, rebar, wire mesh, etc but the groundhog's patience is endless.... just digs a new hole right next to the blocked one. 

You Rock!

Anyone know or recommend a good real estate accountant in the Central Texas area (Austin, Georgetown, Round Rock)!