@Jay Hinrichs   You have to know what kind of wells they are, what the production looks like, how old they are, oil or gas, or both, where they are, and on and on and then make the wildest guess where you think prices will be in the future and where the government wants to go with production in the future.

I am sure most of us understand the government habitually understates inflation, which is probably at least 15% and adding 15% means we must earn 30% after tax.

In many areas some utilities are provided by government entities such as garbage and sewer, but also sometimes water and electric.

They are coming up with investor friendly programs all the time which could potentially work for your situation. 

Of course you can always circumvent these by doing a 1099 exchange - but thats only if Congress hasn't revoked that program which very well may happen.There are lots of factors to consider, but those are the two I would focus on.

However I also think you can be a great investor without becoming an agent.We do have a free online licensing training program now with my broker. 

We also do not have the 1031 program in canada.

As for the programs, maybe you can reach out to them to see if they can help.

I do not get any money from TurboTenant, nor am I an owner or investor in the company.They have a referral program where they will send me a $25 home depot gift card for a referral - you don't have to use the referral codeStessaStessa is a website that I use to track all my expenses.It is another free site and you can pull reportsYou even can upload receipts.Roofstock recently purchased StessaCompletely freeZillow Rental ManagerI use this to collect rent.Free for the landlordTenant only pays a fee if they use a credit card to pay rent.

It is clear my strategy is to put very little down (through owner occupancy and down payment assistance programs).