The listing vs. sale price rose from 91% to 95% as there was greater competition for fewer listings.

Keep in mind that cap rates do not apply to residential properties with 4 or fewer units.

I probably know just enough contract law to be dangerous, but I'm pretty familiar with real estate contracts (and have a few textbooks I can check as reference :), so I'll try to answer these...

Within the City of Las Vegas, short-term rentals are only allowed in owner-occupied homes that have three or fewer bedrooms and are at least 660 feet away from another short-term rental.

Do not invest in any city on Neighborhood Scouts’ list of the 100 most dangerous US cities.Low operating cost - High operating costs can turn what appears to be a profitable property into a money pit.

You would have needed to rent out the property for awhile (I believe 6 months-1yr.) and use it less than 14 days/yr. before selling it, and would also need to rent the new property out during the first two 12-month periods after the exchange, for more than 14 days per year, and use it yourself for fewer than 14 days per year/ no more than 10% of the nights rented for it to qualify. 

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.