I have a conversation open with an investor and his funding partners to take down larger multifamily deals but I'm so tied up in flips/rentals/builds that I'm having trouble allocating time to fattening the pipeline of MF deals coming in.

I'm burned out and would LIKE to retire next year at 40 years old, but I'm faced with a choice: sell and 1031 exchange the rentals to TN rentals which would require me to keep working for a while longer, maybe 2 to 3 years (they are mortgaged, some are recent purchases, others I refinanced recently so I need to let them fatten up before selling due to transaction costs, plus I expect to try TN for a year first to make sure I like it before selling my rentals in WA and moving them to TN.

I'm burned out and would LIKE to retire next year at 40 years old, but I'm faced with a choice: sell and 1031 exchange the rentals to TN rentals which would require me to keep working for a while longer, maybe 2 to 3 years (they are mortgaged, some are recent purchases, others I refinanced recently so I need to let them fatten up before selling due to transaction costs, plus I expect to try TN for a year first to make sure I like it before selling my rentals in WA and moving them to TN.

I want real estimates of both time needed and money it will cost for the amount of work to be done,not lies to win the bid and hit me with a truckload of excuses and thousands of dollars of extra costs for me to pay destroying my profit while fattening his profits.I want the entire work crew he promised to show up on time and work a full day that I am paying for.I want to see every material purchased with my money actually show up to my job site and not end up in his cousins garage to be used on his personal projects at my expense.I want the brand new toilets I bought for the flip to be clean and unused by the crew,not stained with their crap and ruined for the open house.I want the full price light fixtures I chose to be installed,not some cheap garbage he substituted with behind my back to pocket the extra cash.

Interesting read......while at the University, (spending hours studying without any such thing as the internet or a calculator (slide-rules only)), several friends & I were making a lot of money buying/fattening/selling lambs/calves on our family acreage, (one was studying to be a Vet).

Think about all the uninformed that brought their credit card with them.They will have their cards maxed out and wishing they had spent some time here getting an education and maybe, actually investing in real-estate instead of fattening Thans wallet. 

@Sylwia Leczycka If you will manage the property yourself, I would go for option B for a few reasons: 1) If you live on the property you can have access to mortgages that require less downpayment (FHA, USDA etc);2) Living in the property should make your life easier as a landlord, since you would not have to drive for hours, at night, during winter (just to make things worst) in order to see a small plumbing issue they are having;3) I also believe that tenants would tend to be more respectful to the rules if the landlord is next door;4) As the saying goes: "the eye of the master fattens the horse", so another plus of living in the property;5) If you have a condo you would have to deal with the HOA which, sometimes, do not make things easier to landlords (I've had some experience on this one).Hope it helps you.Just as curiosity, which areas of NJ are you looking at?

This one isn't a raise, but is fattening my Retirement account like crazy.Yes I consider a 1000 extra cash each month a raise.

I need to fatten some of these properties I'm currently purchasing before I can relocate them and I'm not ready to relocate to my retirement state just yet.

If you can deal with the BS, stay a while and fatten your portfolio.