Keep the best rentals, invest the money from the flips into more rentals, 1031 into larger and larger properties.You can also earn more from your rentals if you self manage.

That allowed me to buy, fix, sell, and use the equity to do the same but with a larger property.So I hate to answer your question with an answer that doesn't really apply -- but if you can get some money in the game (shake the couch cushions, or as friends/family) you have many more options.The other thing is to work hard and birddog properties for local buyers.

I then met my wife, who owned her own house, and we bought a larger house together.

I'm starting to wonder if it's worth the trouble/expense to maintain that much larger of a house (and a 2-story - 2 AC units) just to get $100-$200 more per month.

Many of the larger banks are putting resale restrictions on their deals, and the buyers also have to sign an affidavit at the closing table stating they don't have any deals pertaining to the property that aren't disclosed to the bank -- if you had a side deal, the buyer would be committing fraud.That's going to be the big hurdle...

Depending on all those factors, you may find that an 8% return is good or you may find that you'll need to provide a much larger return in order to account for the risk and time involved.Without knowing more about what the fund will be used for -- and what the financial projections and risk are -- it's impossible to know what a reasonable return for an equity investment would be.

We're planning to stay in RE, but will probably focus a little more on development and larger-scale projects.

I have gotten local banks before on commercial deals that were smaller in size to agree to pay 8% to 10% in some cases.The larger deals that would be a much harder sell because they have to answer to the investors on the loan and the commission being too high gets push back because the investors on the loan are taking such a hug loss to move it.Usually the sellers have no money to make up the total commission so the bank makes a demand and you say no and then after awhile the bank gives in and pays.

On income property its different if its smaller its a headache and requires management but larger projects often hands off just a check in the mail and a cam report to go through every month.

and has done some other renovations since he has owned the house.