Since refinancing won’t cover a buyout, bringing in a new partner to buy out the one who wants to exit is a reasonable option.

Purchase price: $270,000 Cash invested: $10,000 4 bed one bath single family home in small town with great school district, about 10 minutes from major city on Front Range of Colorado.

I buy houses like yours all the time.”• I pay all the costs – things like Real Estate Commission - Title Insurance - Escrow Fees - Transfer Tax -Termite Clearance - Roof Certification – the list goes on and on..• And I buy them in an “as is” condition.

One team is doing all the work. 

Good time now that rates are falling and property values are ready to start another climb up.

I am sure, alas one cannot specialize in all markets:)

The Real Estate Market in the "Hole" was struggling and having a hard time keeping up2.

They also require less time compared to owning a rental outright.The reasons that I don't like REIT's as you mentioned in your post is that they are not efficient from a tax standpoint.From my understanding, REITS pay ordinary dividends and not qualified dividends.

So after working for/being an agent for 3 years, posting almost 1,000 times, talking to countless investors, making this my full time career, etc. 

Finding a capable and trustworthy co-host, only to dump them after a short period of time for tax reasons?