I did find a few, but they have restrictions which exclude me:PenFed: Will only do it if you own fewer than 3 properties.

If your building has fewer than 50 units or is a single family home than it's free to list your rentals on Zillow, Trulia and HotPads. 

People are going to hold onto their current mortgages at low APR like a loved one because with rates going up they likely aren’t going to be able to afford as much house at the same monthly payment and in a recession there are going to be fewer move up buyers.

What you're talking about is a consolidation exchange where you sell several smaller properties and combine them to purchase fewer larger properties. 

In fact, lower yield properties have performed better for me over time, and with fewer hassles.

Combine with general macro economic environmental conditions and there are few places other than hard tangible assets such as land, gold, diamonds and commodities that preserve wealth and fewer that can provide income, cash flow and peace of mind during a recession or increasingly uncertain times. 

All that said....I bought 26 doors in Fayetteville this year, so deals are still to be had ;) Just continue to be fewer and further between than in years past.  

Don't wait and try and deduct from his deposit at the end, that is a dangerous game to play as most judges won't allow it - but then again you are in TX!

A lot of agents try to do a little of everything and that can end up being dangerous when it comes to the investment side of the business.

Reason I would focus on the multi-family is because you can get a 30 year fixed rate mortgage on those properties and because it creates more income in fewer locations.