1031 question - single families into small multi

[Charlie John]

Hey BP,

I am curious about the specifics on a 1031 exchange. If I have 4 single family houses with 50k equity each, can I exchange all of them and PAY CASH for a 200k 4 unit? 

I know there is certain language about having the purchase or loan amount bigger than previous sales. Curious how his breaks down. Do I need to have a loan on the new, larger property? Does it even need to be a larger property? Could I exchange all 4 properties for 2 new single family homes and pay cash for them with exchanged money? 

My strategy is to brrrr single families and after a couple years, exchange them into single property without a mortgage. I have flipped 14 properties in the last 5 years. After purchase and renovation, I was all in at less than 70% ltv for almost every single flip. I am doing my own marketing for deals and have honed my craft there. The next step seems to be using that craft to create assets. Not reselling them right away saves a lot on taxes and I need to start building wealth.

Appreciate any information on this. Thank you!