The sale of your CA property also has an impact on all of this but with time you could really benefit from a 1031 exchange.My wife and I love AZ, moved from Iowa 23 years ago.

I don't blame you for not wanting to tie yourself to an agent, but one benefit from doing it (if you find the right mentor)....is you have the possibility of learning exponentially more than you would on your own in the same amount of time.The TAPS class is definitely going to help you find out what all you are eligible for, in the case of a medical separation, you will likely have even more benefits.

There's the additional benefits of the agents shielding you from Fair Housing liabilities where the tenants can accuse landlords of discriminating and declining their tenancy due to unfair housing practices.

I currently work full time with a good salary and benefits so I don’t plan to quit my job at this point.

In that amount of time, I'd have the benefit of three more years of appreciation as well as debt pay down.

You would make your money on the spread between your lease payment, and the one you are receiving.4 - The added benefit of the Option Agreement, is you can have an Option Agreement with someone else which could be the same person your are leasing the property to, but doesn't have to be. 

We did not have VA benefits yet.

Your transport and installation costs are higher which offsets some of the benefit of the construction savings. 

My only real benefit is having a company take care of my own places, and because this family is so dear to me, I will just keep it going. 

I don’t think they are make or break for your decision, I just think they are good things to know.In NH, you also have the benefit of no personal income tax and no sales tax, but the property taxes are typically much higher than Massachusetts cities and towns.