Flood Zones are set up fema and the rates are essentially set by the government.

They are considered "private" since they are not back by the government or typical regulations.  

With those 2 factors you will always have strong rental demand and rent growth, and appreciation and where those factors exist a C neighborhood will usually gentrify into a B over time with investor interest and government programs. 

I just refinanced that property and have the cash to pay the loans in my account but did not apply it to the HELOCs.Here are some numbers:1) 156k in capital gains on the sale of the two SFHs2) Only 76k in gross proceeds of the sale since I still have the Helocs outstanding3) 40k estimated capital gains taxSo I am trying to find a way to 1031 out but in a way where I can still quickly pull out the proceeds from the 1031 within the next 6-9 months and leave only the 40k that would have gone to the government invested.

Large universities could slowly disappear but it won't happen overnight unless the government decides to stop guaranteeing student loans.

I sat next to a lawyer on a shuttle from the racetrack who explained some of the debates between the City leadership and the State Government / State police.

The yield maintenance calculation is a function of what government bonds are paying at the time of payoff.

Even if the government passes relief packages I personally believe it is a band aid approach. $600--1200 hardly covers 1 months of rent in most markets.

While the government continues to make it HARDER for MF investors to operate, they are surprisingly making it easier for storage owners to deal with delinquencies.

It is much simpler, safer and less expensive to just hire a good "professional" Qualified Intermediary;" one with government oversight to ensure they are operating in a safe, sound and secure manner.