In 2009, I bought a townhouse in California for $590K.Today, that house is worth about $1.4M, and I owe $370K on it.It's bringing in $4,500/mo, but after $2,430 mortgage payment, $200 HOA, and ever-increasing property taxes, my ROE is really quite pitiful.Furthermore, my tax situation in the country where I live (outside the US) allows me to sell the property without being taxed here on the gains, but only if I act in the next few years.Thus, I've decided to 1031 the property.Now, I'm looking for suggestions, guidance, and experiences from folks who've done something like this.A few criteria:I care about cash flow, not appreciation, at this pointI visit Phoenix and Newark a lot, so I'd considered those as markets, but I'm not sure how to evaluate themI was thinking to buy a large apartment complex... but not sure if that's the right move as opposed to multiple properties.I have considerable amounts of cash that I can invest into the new property if needed, though I might just invest that into other projects separatelyI'd like to move this new property into an LLC to help protect my other assets, but I have heard that would be very challengingAppreciate any thoughts or guidance anyone can offer!

Kids were students in California and Parents came here to visit.

I want to have coffee or lunch when I visit there if possible.

If you buy more properties the big box stores will become your friend and you will be visiting alot if you become the handyman. 

We're going to visit our local REIA events, attend some meetups, and take advantage of any and all free events.Just wanted to get some words of wisdom to any fellow San Diego investors out here.

@Vera Berishaj you can get an 80% LTV Heloc through Pen Fed on a rental property if it is held in your personal name and not an LLC, and you have 3 properties or less including your primary residence. 12 year draw, no closing cost unless a physical site visit appraisal is required, if the LOC is closed within 2 years they back-charge you for the opening costs ($400-$600), rate is variable tied to prime + 1% and you choose p/i or i/o payment.

Dig through title work, visit the county, look for anything wrong. 

If you visit Indianapolis you will see a solar field very close to the airport.

You can definitley still get some nice deals out there if you're patient enough and narrow it down to a primary city or two to visit, really inspect and get to know. 

Once, I had an applicant, said he forgot his driver's license, left it home, on the first visit, bought his proposed roommate on the second visit because I insist on seeing people in person renting from me, and left the license home again.