You'll either get pushed around by the big dogs or you might buy a $5k property that needs $75k worth of work to be worth $65k unless you do your due diligence.

What is the tenant;s dog bites the AC repair person and the Ac person sues you , the owner and the tenant? 

I am now down to 6, having sold my 'dogs' when my business model was not as exact as it is today.  

@Theresa Harris it sounds like the LL broke into her apartment and stole her dog??

I just finished Shoe Dog by Phil Knight.

We're thinking simple white cabinets up to the ceiling, a subway tile backsplash, and extending a section of countertops for more cooking space.The bathroom looks recently updated, we've already painted and the only other change we'll do is add in a small pre-made vanity in place of the pedestal sink.I'd love to update the yard, but this isn't our dream home so I don't want to get sucked in to making it perfect just to have a few dogs destroy it later down the road.Thanks again for your input!

I told them at the time that I understood how important a dog is to many people (We also have dogs so we get it, and we have also seen how destructive dogs can be.) and we would allow them to break the remainder of their one year lease without penalty and move to a place where they could have a dog.

This is a fascinating story, I feel like I have a dog in this fight (from the perspective of justice) and I will watch, learn and follow up on its developments.

I don't know what 1031 fees may cost, but @Yonah Weiss might.Also, note that if you already have $77k in income and add $100k plus depreciation recapture onto that, you'd likely be in a higher tax bracket.Lastly, don't let the tax tail wag the investment dog.

I rent luxury style rentals though to dog friendly exec's who don't mind paying the extra money.