A 1031 exchange would seem to make a lot of sense, but you need to have a firm plan in place to execute on this when you sell. 

Then they get divorced, and want to rent a place from me, and I'm telling em there scary as hell HIGH risk, and they just don't get it, shake there head saying but, but, but they make a ton. yeah, they do, AND they have spent 3 tons.

Thank you @John Mason.Do you have personal experience with this firm or some you know is good and reliable ?

Got connected with a local architect firm that's willing to take me on and teach me stuff about the industry!

Hi Evan,I can highly recommend Jeff Nash and his firm Nashional Tax Planning out of McKinney, Texas. 

my comment, if you couldn't tell, was firmly tongue-in-cheek. anyone see when this bozo posted last?

My firm offers a portfolio product, but it's a 70 - 75% product depending on numbers.

Looking at the Citrona website, I see basic spelling mistakes, a lack of executive/owner bios, and no case studies showing the financials for some of your projects (which is surprising as one of the founders worked for 10 years at a financial services firm).

I've been going through "The Multifamily Millionaire:  Volume 2" and in Chapter 13, they talk about property management ranging from 4-6%, on top of on site management that is on the owner's payroll, separate from property management, and that you should budget about 1 staff member for every 40 units.If you (the owner) are already paying a property management firm, why do you have to have on-site management separate from the PM? 

I have been referred to another firm previously that charges around $1200, although they have a backlog of over 4 months.Thank you again for your information!