I drink coffee every morning.

@James Wise You read my mind!

It's not that simple math is wrong, it's just that you can open your mind up to much more possibilities, like investing in appreciating markets, once you become knowledgeable about 2 things, 1) Sophisticated Math and 2) Economics so you can read the future of the market.Personally, I don't know how any Investor doesn't want to learn enough about Economics to get a gauge on how the next 10 years in their specific Area of investing may turn out.Will it be like Detroit, which went bankrupt but you could easily have seen that if you paid attention to the 3 Big Auto Makers?

Have written rules --  NO parties, unauthorized guests, underage drinking, police calls, whatever. 

Just that the market combined with your state of mind tells me clean break.You can sell all as a package and 1031 into a passive investment and collect your 7% - 8% for the next 20 years but its too small for a big group without a  huge hair cut. 

Take $10K and lay it out on your kitchen table (or in your mind if you don't want to have that much fun). 

I recently read "Secrets of the Millionaire Mind" by T.

Also, look for a local REIA so you can start networking with like minded people.

Phillip Dwyer hey Phillip sorry I'm late but the seller ended up changing her mind about selling.

If you can afford IKEA or Amazon mattresses, get those.The main thing to keep in mind is your reputation is made with your first few bookings.