You can also do a live in flip where you use the equity to sell and reinvest down the road.

I would strongly consider building equity to make a stronger down payment and further decrease your monthly cost. 

I mean I highly doubt( but sure there will be other who say otherwise just because) you will find a very good investment property listed on MLS or other publically available service.On a side note if I did have aprroximatley 400k equity in two of my homes could I use any of that to invest in another property?

But you cannot exchange from an investment property into your primary residence. 

You might not cash flow right away, but even just offsetting what you were paying in rent while building equity, getting tax benefits, and learning how to be a landlord is a game changer.

How do you think you'll get another 10% equity after 12 months of payments?

My goal is to leverage equity through private money lending (PML) partnerships while building valuable relationships within the local investment community.How I Can Add Value:With 6+ years of experience running various businesses, I can offer high-level and detailed technical insights to help visualize and automate your operations effectively.For example, I’ve developed a dashboard that tracks company expansions across the greater Phoenix area in real time.

Many of the neighborhoods which intersect with downtown are experiencing waves of new residents looking to join in on the action. 

,I have sold and been managing properties that are near the MIA and haven't had any complaints from residents who are living in them.

Im basically looking for advice on how i can save as much on taxes as possible.Part of the property is your primary residence, which does not qualify for 1031 Exchange treatment.