Thanks y’all for the continuous feedback!

I've read a lot of good information out there, and I hope to continue learning from you all. :) -newt.

Armchair agent attorneys, mistakes agents make and don't tell you about in a transaction until the last second or after the fact, notices from real estate commissions about (agent non-compliance for continuing education, back child support owed, student loan delinquencies, IRS tax levy request notices to broker on agents part of commission payout on a transaction,non-payment for agent license renewal fees, etc.)It goes on and on and on the drama.

then you will have the cash to complete the exchange.1031 exchanges are the tool to continue to defer the tax on your gain and to transition into passive assets until you pass the asset at death at a step up basis and the tax disappears for your heirs.Installment sales will allow you to slow down the recognition of gain but not defer indefinitely.It's difficult to mix the two but can be done with some sophisticated planning and some outside resources.

I currently have 8 units (9th owner occ) in that triplex, a duplex (2009), and 4-plex (2014),  all in south seattle / burien areas.Seattle is way overpriced and IMO due for some kind of correction right now ;  I don't see how things can continue to appreciate like this,  and at least within seattle itself many smaller MF properties are worth more for the dirt under them than the structure itself just for the redevelopment potential,  which is unfortunate at least from the perspective of an buy and hold investment viewpoint and availability of decent and comparatively affordable rental units in neighborhood-scale buildings. 

I will continue to monitor our marketing and tweak things going forward. 

My concern is that what if the existing shareholders don't want to sell the shares, then, will they become a partner in the deal or just continue owning the shares equivalent to the apt sq ?

But on the other hand, if the schools are terrible, and they are, where is the qualified workforce that will continue to grow our economy supposed to come from?

I knew that they would need to seriously lower the standards for these housing prices in San Diego, where I live to continue to artificially rise for a year or two.

I look forward to connecting with other like minded investors and continuing my education in real estate.