Managing this rental so far has been easy and it rents fast.Now the SE PDX market seems to be growing at a slower rate than it was couple of years ago and if we don't sell before next year April, I would have to pay capital gain taxes.So my question is - Should I sell this house now and avoid paying capital gain taxes and re-invest the proceeds back when the market hits a downturn or hold on it this house for the long term?

Holding costs seem low.. that's some cheap money or you've got a lot of cash you're putting in.Selling costs ARE low. 

Entitled Class A tenants can definitely make it seem that way.I am leasing a place myself in a HOCL area but have a couple of my properties going through vacancies currently.

This seems less risky than that.

It's a simple solution to a distressed homeownwer, but it seems like there isnt another way unless they are willing to do 'sub to'.

I have uploaded an introduction video on my profile page which I linked from my YouTube channel but it doesn't seem to pop up or play when I hit the play button on it.

The exception seems only to apply to how recent you would have lived there, and that you'd have to live there for at least 2 years no matter when. 

I am just starting out and my research indicates the syndication will create a LLC so there does not seem to be a need for me to create one. 

I was watching some youtube videos and it seems people do this all over the country.Anyone know how to get started or what areas in the country to look at first? 

I have the deal under contract now and am starting to talk to banks about Cash out refinance but it seems that in Texas you must live in the home to do a HELOC.