Glad my post led you here @Tanya JonesThey do a good job with the sales pitch and I have no doubt that someone very motivated, who had the funds but needed some real help and direction would definitely benefit from the training they offer. 

On the other hand, the total gains = income + capital appreciation, that you can potentially enjoy in Austin will far outpace most other MSAs. 

Gain a bunch of knowledge on different methods, etc and keep looking at deals and crunching the numbers. 

Are we able to sell this house to the 1031 exchange business at fair market value, paying any capital gains from the sale (because it was a rental first and purchased after 2009), and rent it back to ourselves from the business at market rent for about 6 months before moving into our new house?

@Ken NeusaengerYour strategy has several issues with respect to IRS guidelines.In exchange for tax-sheltered status in an IRA, the IRS rules prohibit any direct or indirect benefit, in either direction, between you and the IRA.Simply from the starting point of you buying a parcel personally and having the IRA buy the rest, you have introduced risk.Any services associated with the property must be performed by an unrelated 3rd party. 

There's nothing like appreciation to trash a perfectly good cash return.Might be time to consider selling into a 1031 exchange to shield the profits from capital gains taxes and avoid depreciation recapture.

They would be much younger employees and incentivesed much differently than most PM companies, also payed per new tenant of the year, and get a small percentage of the rent each month similar to a PM company.I would receive many of the benefits of operating a small business as well as homeowner benefits which would be ideal.

So if all in is 9.5 and then you have long term capital gains when you sell in 1 year or more and broker commissions then you should have about 200 basis points of gross profit.285 a foot is extremely high.

It seems the secret to your success is that you worked hard AND benefited from market conditions that are unlikely to be repeated.

This is in Minnesota. does anyone know what the benefit would be to keeping it month to month?