In order to facilitate a 1033 you would sImply use those funds to either rebuild on the land, or the replacement can be a new investment propert purchase.

Buy-and-hold for the win!

I've got one program that my fast flippers like for its 'no seasoning' requirement, and then a few 90-day seasoning programs that work really well also.Occupancy: some programs can refinance vacant properties, while others will simply need it to be leased prior to closing.

Not trying to scare you, but you could be out $100K or more even if you win.

@Dawn MurrayI recommend you seek your own attorney in this as well - typically in these situations there is very little to go around but whoever gets the first lawsuit and judgment wins.

I simply call my broker and add the customers name to my liability policy.

If you do not close on enough of your properties to defer all tax you will simply pay the same tax you would have at the same time you would have.

Reasoning being is because simply put, the bank is not you.

Seems to me whatever % you would give up would be offset by simply renting out the upstairs unit.    

I’ve heard from some investors that are perfectly okay with simply breaking even on rental properties in the current market, but I’ve never had the risk tolerance for that.