A few times our door knocker team doubles as "movers" litterally.- You will have to come out of pocket for the arears, fees etc, just to get into "contract" some times $20k or more and all you have as protection is the word of someone who's proven to be unreliable and a signed piece of paper... 

I am still trying to figure out my buy box, but long term rentals feels like the right strategy for us.   

Absolutely, real estate can still be a smart investment—even in this market—and the Panhandle is one of the best areas to consider right now.

For these reasons i am confident you do not need an account per unit as having that requirement would be crazy complicated (the opposite if kiss).in addition, how will anyone know that you are not following the law?  

The 1031 must be a sale of investment property followed by the purchase of investment property. 

I literally saved you 5k with just that info.  

Please read the rules here.

I would just be careful hopping back in now as interest rates and low inventory are making it very difficult if you aren't finding your own off-market options to buy.

But for years I was just working hard without seeing any benefit and I had to keep going even though there was no light at the end of the tunnel.  

The Austin metro was among the hottest destinations in the country for where people were moving last year, according to the latest annual ranking from U-Haul International Inc.Austin ranked No. 5 among the top U.S. growth metros in 2024, and Texas was the No. 2 state for move-ins — bested from the top spot after three consecutive years by South Carolina, according to data released Jan. 2 and Jan. 3.The Dallas-Fort Worth-Arlington area took the crown for the top growth metro in the recent list, followed by Charlotte, North Carolina (No. 2); Phoenix (No. 3); and, Lakeland, Florida (No. 4).