So if one investor was selling a property for $100K and the other was selling a property for $200K they would need to purchase a property for at least $300K and investor A would need to take title as a tenant in common to 1/3rd of the property while investor B would take title to $2/3rds of the property as tenants in common.Once the 1031s have completed and cleared the two investors could continue as tenants in common and when they sell they could stay together or separate again. 

Ironically, we didn't buy this SFH with investing in mind, it has just worked out in our favor.As I have been coming to terms with selling being a very viable option, I have reminded myself that though we are holding it, and it does cash flow, it doesn't necessarily fit our 'model'I have spoken with my realtor and we are meeting on Friday to build a strategy and get it listed.Trying to 'lean in' to this one and stay focused on our 'why'

Set up some keyword alerts for your areas of interest and it can help you stay on top of happenings there as well as help you meet some key players in those markets.

If you haven’t set up keyword alerts yet I would do so to stay up to date and build up your network.

ARM loans, unless you pay a ton extra every month so that when it adjusts its not a shock, I would stay away. 

. #2 Stay focused and remember you are in control

If you buy the 3 fam your rental income would be probably around 6,900 and assuming you're borrowing the same amount of money as you currently have on your mortgage then your monthly payment should still stay around 2000.

If he smokes outside, you may want to consider setting up a smoking area further away from the house to entice him to stay farther away.

But also @Linda D. makes an extremely good point, in the mean time, stay extremely engaged in surrounding yourself with like minded REI individuals as this will continually remind you and motivate you to stay accountable to your WHY you are doing this. 

Section 8 tenants usually will stay longer periods of time because theres a waitlist.