I have a hard move-in date that the tenant must adhere to, but if I cannot provide the unit to them within 14 days (outgoing tenant holds over, tree falls on building, destructive fire, code violations, etc.) they can walk away free and clear, or delay occupancy (their option).The money they are asking for in advance is absolutely par for the course; I require first, last and security deposit (as well as any pet fees) to be paid before I will even sign a lease with a prospective tenant.Maybe someone who is more familiar with HOAs can chime in, but it seems possible that they would have their own bureaucracy that they would subject their owners to.No legal advice given.

They could consider doing an exchange to a DST which is 1031 exchange eligible, but would provide managed real estate (completely hands off), but they still get the income off the DST along with the benefits of real estate (such as depreciation).

@Jason SternThe Solo 401(k) is going to provide the maximum benefit as far as deductions and flexibility with future investments.Since you are maxing out your $18,500 contributions in your current plan, you would not be able to take advantage of employee deferrals in your own separate plan. 

@Nancy Pults,It is against our code of ethics to lie about there being other offers if there is not.

THEN the judge signs the order allowing the sale (JF), which we conduct on the 1st Tuesday allowed under the property code (NJF).JF has all the same steps of NJF, just with court oversight, and all the costs of both a suit and trustee's sale.

I would like to find lists of pre-foreclosures, tax delinquent properties, probate sales, code violations, and inheritances and contact them too.

There are so many benefits as an investor to having access to MLS, comps, seeing any property any time I want, negotiating with listing agents myself, etc.

Basically just a home evaluator, but they promise 5-10 leads per zip code. 

That is especially true with the tax law change that went into effect this year; the standard deduction nearly doubled, so the taxes you save by itemizing might be much less than they were in the past (in other words, because you are getting a larger benefit through the larger standard deduction the "cost" of not having the mortgage interest deduction might be less).I can see an argument for there being better uses for your money than to pay off a mortgage with a 5.5% interest rate (if you can make an investment that pays at least 6% for example), but if your quality of life will improve because you paid off your debt and are now "financially independent" then that is what you should do.

Because it is a duplex you may benefit from looking into other banks in your area, especially small banks and not the big names.