@Ryland Taniguchi since you are an agent are you recommending she not listen to you  :)I think you have to quantify the question and the response.Your not an average buyer with only 25k to work with .. your in the business and obviously a developer of some repute and success.. for those with limited capital and competing against guys like you and I.. the realtor is correct its a sellers market.. the issue for these folks also buying off market is they need FHA loans and many houses need to much work to qualify.. so you really are stuck in a narrow window to buy.4 plex househacking for someone with @Angela Jossy capital is one of the best ways to enter the west coast market.. all the other things like buy a sfr or whatever those are folks that don't know the price ranges on the West coast its not that easy for someone with 25k.

Some of the better forces in Congress are working to raise the cap under Title III to $5M:To amend provisions in the securities laws relating to regulation crowdfunding to raise the dollar amount limit and to clarify certain requirements and exclusions for funding portals established by such ActLet's hope this happens.  

Other types may offer SE tax advantages.At the 10 loan limit, most seek portfolio lenders, partners or seller financing in an entity or not.  

The counties provide limited probate file information for online public access. 

But I know there is a lot I can learn from every single person on here, and don't want to limit myself to strictly wholesalers so I'd love to meet people and talk personally.

is there a time limit for using the funds?

Recently legislation was put into place to limit their transfer fees to $400, but as expected they just changed the name of these fees, for example "Doc Fees" or "Foreclosure Research Fees".I used to pay HOA fees when selling a home, but now I'm also paying them at purchase.

I'm at the point where I see the general limitations/timelines of a 1031, but I'm still exploring the best way forward. 

I would recommend that you figure out what your upper limit is on how much you can spend (it should be your BAH or just slightly higher).  

@Rick Maningasmy funds are limited and I always liked San Antonio.