Exit strategy is to hold for 2-3 years, take advantage of the appreciation, then sell to move up to client's dream-home for retirement.

If so how long did this take to you decide. i do not want to undermine a fellow agent but my loyalty is to my client and believe I need to do whats in their best interest.   

@Ashish AcharyaGive me a shout post 4/15.Right now I generally get on BP in-between clients to de-stress a little.Not a good time to get into a debate and dive into code sections.Perhaps my most recent example was too hasty reviewing the regs right now...The "-3" reg defines structural components by reference to Treas Reg Sec 1.48-1.The term “structural components” includes such parts of a building as walls, partitions, floors, and ceilings, as well as any permanent coverings therefor such as paneling or tiling; windows and doors; all components (whether in, on, or adjacent to the building) of a central air conditioning or heating system, including motors, compressors, pipes and ducts; plumbing and plumbing fixtures, such as sinks and bathtubs; electric wiring and lighting fixtures; chimneys; stairs, escalators, and elevators, including all components thereof; sprinkler systems; fire escapes; and other components relating to the operation or maintenance of a building.We know that a building and building structures are a single unit of property.  

And was alarmed when she was told by the buyer(my listing client) that she has a pending sale from a buyer who knocked on her door after seeing my sign, who made her an offer and the seller made the agreement to sell the house after my listing agreement expired.

Most clients who have sold outright are $15k-$25k negative equity. 

The renter are my clients, they help me make a lot of profit.  

Many of my clients are selling their CA residential rental properties at low cap rates and then using the 1031 exchange process to replace with single tenant properties in Midwest and Southeast. 

@Paniz Kosarianfard I have a client that moved from Dallas to the Bay Area and I don't think the Bay Area would be my top choice.

It really changes and depends on the client(s) you are dealing with at the time.

I have learned a lot from you. our title plants are digital.. so we can get date downs on the phone as a premier client.