Such is the nature of the cycle.I contend that today, more so than at any time in the past 8 years, what really is most important is the quality of the market, sub-market, and the deal. 

The “one property exclusion” where seller finances only ONE property in any 12 month period, and:(a) The seller owns the property and is a natural person, a trust or an estate; and(b) The seller did not construct or act as the contractor for the construction of a residence on the property in theordinary course of business; and(c) The financing does not result in negative amortization; and(d) The financing has a fixed rate or an adjustable rate that does not adjust for the first 5 years and is subject toreasonable annual and lifetime rate adjustment limits.OR2.

I just looks so dark, like there isn't enough natural lighting.

The economy is mostly Driven by oil And natural gas.

Hi David,There are many ways to invest and lots of different views so its only natural to read all these contradicting viewpoints. 

Naturally, I feel in love with real estate as the asset of choice to invest my money and generate income.

A wealth manager friend of mine has always said that the most savvy investors tend to make the best returns when they're going against the grain, against human nature. 

For me, I was informed about it by a local investor that I have a friendly competitive (nothing serious) nature with.  

One of the big factors in your analysis is the difference between renting this property for a premium but enduring taxes vs the tax free nature of the 1031 allowing you to leverage into two homes with a combined higher rent thus compensating for the taxes.From a 1031 perspective it is perfectly fine to sell a house immediately after you fix it - if you're intent when you bought it was to hold it for productive use.  

If it's more than 50% empty they owe you that.Also, it's about $5,000 - $6,000 to replace an oil heater with a natural gas heater.