In a sellers market its tough to sell a nice property even if it doesn't gush cash flow! 

Rental demand means we have people that need places to live and as that remains strong that tells me the market is still healthy.Multi family is really tough to find and in my opinion is over bought/over priced.

Hey Ryan,HELOC on rental is going to be a tough find!

I suspect I would get below 3% on a 20 year loan on that property.The rent point is tough to have positive cash flow without a very active role.  

I would agree that you probably can't buy title insurance....and even on resale it is normally tough to get it before a 2 year period...either due to redemption rules or foreclosure challenge issues.Some auctions like treasury auctions that give quit claim deeds may take 4 years before you can get title insurance.

The whole "workers packing up and leaving" makes me think unlicensed day labor.

She would really be resetting her life back to the 20's, and that's tough to do.OTOH, if they have built up a nice fat nest egg and that's getting split, and she has a good paying job that easily qualifies for the new loan, and she's OK with continuing that until she decides what she wants to do with the rest of her life, doing the refi and staying put makes sense.As for your involvement?

I've hear horror stories about people who had 400 properties in one business, and lost it all when the business got sued when a worker had a fatal accident.

IMHO, its tough to directly invest in RE in an IRA.

This can’t be attributed to workers coming back into the market because this measurement includes unemployed and underemployed folks along with discouraged workers.