Real estate sales and property management are so different, it takes a special leader to be able to effectively manage both.

It seems like the common theme for investing OOS successfully is creating effective teams and systems in the market you'll be investing, and having solid, reliable property management who you communicate with regularly.

@Fay Brown every single time I’ve bought property there’s been some compromise.It is extremely rare to find exactly what you want in any market, though obviously it’s easier in buyer’s market (ten years ago) then a seller’s market (today).A good real estate agent should be able to help as far as what are realistic expectations and what are some areas where compromise might be advisable, in order to open up the field of possibilities a bit.It’s definitely true though, that type of financing (or lack thereof, in your friend’s case) has no effect on determine what’s out there, available in the market for making an offer.My usual advice here is: Make your own market.

@Jack B.You can certainly 121 tax free gain for 2 out of last 6 years (1/3rd) I don’t know how that first 1.5 years comes in to effect.

Once I get some interest or some engagement I move them to my CRM.

I'm interested in learning about associated expenses, taxes and insurance needed if I engage with new agents and allow them to use my RE broker's license in California. 

There are a lot of little details to iron out when it comes to an exchange, so do your homework and engage with an accountant/tax professional/1031 specialist to know what you're getting into. 

I think this timeline will depend a lot on people's level of worry around Covid, as well as what state and city specific regulations still in effect.

We really can't be effective if we do not organize, and that movement has begun.

@Ryan Bird this delay is likely unrelated to COVID due to the fact that the shutdown didnt take effect until March.