I wanted to exit a previous investment in a condo which I only had 18% debt to equity (severely under leveraged).

There are still a lot of cashflow opportunities and Mike D is right, $150+ is virtually guaranteed if you don’t leverage and buy fairly smart – I have a couple C-/D+ class (no debt) that do mid $400 cashflow even after Cap Ex Reserve.

Stick with what she says her intent is and be ready to seek forgiveness rather than permission. 

Even if it's just a stepping stone for one to have better control of their own personal finances in order to get out of debt or save up money for a more traditional home.

It seems to me that this is a good thing because her debt is reduced, she'll just have to wait a little longer to save up for her down payment again.

@Gian Cunanan if you’re counting net worth it would be market value minus debt times percentage of the property you own.

I like the strategies of either seller financing (as much as possible), OR raising minimal debt/equity capital for your business in conjunction with private loans.  

@Mark Byrge 30-40% including interest for debt service?

Mostly this team has shown me how forgiving real estate really can be. 3) Washington Landlord and Tenant's laws are very very different than Idaho laws. 

I also found 1031 to MF is extremely difficult and time-sensitive.I've calculated with ADU addition as well, if the property is added with ADU, the gross income is double; but if one do 1031 to multiple smaller home OOS, the gross income is tripled.For MF, rather than 1031, I prefer just to do MF syndication with debt or equity offering.