,(ARV).You enter the Blue Numbers only, the rest are calculated.

I’d start by investing in some blue chip aristocrat dividend stocks or even better an ETF that consists mostly of high dividend stocks.

I am out of Malvern but have rentals in Berks County and Ocean City NJ. 

Blue-collar-rich was the term of the day. 

You get 3 - 5 done and refine the process and see that the project time has gone from 9 months to 6 months to 5 months and now things are working and now you think about scaling or take your blue print to a new market, but like I said in Baltimore you are behind the 8 ball to start.

SupplyLas Vegas is unique because it is a tiny island of privately owned land in an ocean of federal land.

,(ARV).You enter the Blue Numbers only, the rest are calculated.

The city wants to invest in more urban areas into larger projects and the hope is that the surrounding neighborhoods will grow in desirability and demand.Average household income - Most of Lansing renters are blue collar support workers. 

My concern is selling now and later regretting it if our kids end up here and it’s priced out.Options I’m weighing:Sell within the next year and use the §121 exclusion.Pros: harvest tax-free gain; redeploy into 3–5 cash-flow rentals; simplify; diversify.Cons: lose the “legacy house” in a prime area; potential regret if kids want to live here later.Keep and re-rent for cash flow and appreciation.Pros: maintain foothold in an A location; optionality for kids later.Cons: likely forfeit §121; future sale may need a 1031 (adding timing/loan complexity); modest cash flow now.Hybrid ideas I’m open to:Sell now, earmark funds in a conservative bucket to help kids buy later (if/when they move back).Sell part of the equity via HELOC/portfolio loan, keep the house, and still buy rentals (trade-off: leverage/risk).Move back in later to re-start the §121 clock (understanding holding costs/complexity and tax rules).Questions for the group:In a scenario like this, how do you weigh tax-free equity harvesting now vs. long-term optionality in a blue-chip location?

., “Ocean View Apartment with Fast Wi-Fi”).