Hi @Joel Duguay, if you're an accredited investor you might consider reinvestment (1031 Exchange) into DSTs .

As a property manager in the Cleveland area, I get most of my clients from out of state or foreign investors who already have been through one or more property managers.Nobody has ever called me complaining that the typical fees they paId (one month for placing tenant plus 10% ongoing) are too high. 

http://www.biggerpockets.com/starthere http://www.biggerpockets.com/ubg http://www.biggerpockets.com/meet Setting up Keyword Alerts How to Use @Mentions on BiggerPockets 25 Tips for Real Estate Success Lastly, this site thrives on interactions and as such we encourage two way exchanges and look forward to educational and thought provoking ideas relevant to REI.

In exchange for that possible high return, you take the chance of a low or negative return.   

I paid $310 and it's now worth about $420 without the lot-- so I could make a bit of $ and keep the lot (now worth $90K)Here are my choices:1) Sell house pay capital gains (25%) and pay down other RE debt or use that cash to build new rental on lot next door.2) Sell house and do 1031 exchange into another investment property in better shape.3) Scrape house and build triplex. 

Yes, we regularly have to replace parts and get a few extra service calls when they do silly things like unplug it before the cycle ends or use foreign coins, but have only had to replace one machine in the last 10 years.  

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchange "doc" with "pdf" for more options.Here is an example and explanation: https://eforms.com/rental/esto...Some have a lot of legal jargon but this document does not need to be so detailed.

The partial exchange already addressed. 

I have a SFHs, duplexes and a 4-plex and would like to eventually sell the SFHs and 1031 exchange them into MFs.  

Hi Everyone, I was under contract for a property but I didn't qualify for financing because the lender that provided the preapproval changed its financing source while I was looking for properties for a couple of weeks and as of now, they do not provide loans for foreign nationals anymore.