At that time I will most likely sell and take advantage of the equity gained through appreciation for a down payment on a new house-hack that cash flows more efficiently and allows my family more privacy.What I'm looking for now is to network with local or out-of-state (Boise) investors to offer my services in any way that I can so I can better learn the business and expand my knowledge and portfolio.Right now, rental properties appeal to me, specifically multifamily housing that can cash flow.My long term goal is to achieve financial freedom through Real Estate Investing.Thanks for reading, I look forward to learning more and getting to know all of you!

There are a couple ways to accomplish what you want to do.You should consult your tax advisor to see which method works out to be most advantageous to your individual situation.I would like to give you a more precise answer, but with taxes every individual has different circumstances.Hope this helps.Ed

Ask your CPA about the advantages of a 1031 exchange.  

Just being local is a good advantage, even if you don't plan on self managing.

Not in a hurry, but I do want to take advantage of this market.

Once you've done this a few times, you'll get the hang of what people do and how they take advantage 

You are already at an advantage by having partners who you can rely on and trust as you grow your business.

Most HMLs are going to require you put about 15% of your own cash in the game anyways, so I don't see that as the advantage.  

Since you are a pro member, take advantage of the various BP calculators/reports!

But there are plenty of advantages of equity partnerships too so whatever makes sense for you.