I didn't opt in last year but I think I will this year to simplify things.

I was just wondering if selling as a LLC would simplify things by avoiding the 1031.

If I were you I would just quitclaim them into the one LLC and simplify!

This is going to be a cheap plug, so apologizing up front, but have you ever thought of associating with a national company that can shorten the learning curve, provide motivated seller leads, a system to simplify the investing business, and funding to flip properties(if needed)?

This might simplify things, but honestly you probably need to talk with a cpa and an atty because you situation is a bit complex and you want to make sure it is structured properly for your state.

It promises to improve the security of the units, ensure that only current tenants have keys, and simplify administration.

This is a simplified version of this answer, but you make money by the difference of what you pay in interest (as well as other expenses) and what you make from rent.

Yes, there are risks to investing local, all investments have risk, but at least there you have some control to correct your mistakes and learn hands on from them.As for the CAP example ... yes of course there are more factors that were not covered in the simplified example, some to the advantage of the high CAP market and some to the advantage of the low CAP market ... text books could be written on all those differences, but the point is that a skilled local operator can select a property and investment strategy to make lots of money in either type of market ... just because there is a low CAP rate does not mean your total profits will be lower, just like having a high CAP rate is of no assurance that your profits will be high.

Obviously this is a simplified transaction void of preliminary title report, title insurance, inspection, BPO, appraisal and escrow fees.So what are the minimum qualifications to get schooled or even mentored in this business?

To simplify answering your question, what is the home worth, what equity do you have in the home, what is the total monthly mortgage payment and the expected monthly rent.