Be certain to have a tax advisor involved in making sure that happens correctly, the tax savings and freedom of timeline will be worth the fee.Let's assume you come out with an additional $350k after negotiation and fees involved in selling the home that needs to be used in the 1031.

That may help you to be in a better negotiating position when you make offers, and you probably will feel less stress.With the MIS, you can also basically create your own DST, without the trust, the trustee, and the fees, so you can invest with complete freedom.

We have been investing in Toledo for 7 years we have and some huge successes and some dismal failures.

@Joe HammelMajor congrats on your success!

I live in Springfield, Mo, and have seen a lot of people be successful in this market. 

My travels to Hawaii in November, Peru and Chile in January and now here have all been very successful, and I have managed to save a good chunk of my income, while traveling, each month (although the only reason I was able to save money in November when I was in Hawaii is because of a timely bonus from that I spent very little of —man that place is expensive).

It takes major capital and a super long-term horizon to be successful as a buy and hold investor in this zip code.  

What are some real estate niches that no one talks about that you've had a surprising amount of success with?

My first thought was to look into the multifamily market - that is where previously focused my efforts in New Jersey and have had success.

After each attempt or successful contact, I make a little note in my spreadsheet next to their name.