@Tj Collins You can 1031 exchange in and out of any state, you can 1031 exchange in and out of any investment real estate - farm land, apartments, commercial, single family investments, new construction etc...The big things are timing on the 45 day window, 3 property rule and closing in a certain amount of time.

We currently have 7 doors 5 properties with a mix of single family homes and duplexes.

You can exclude gains up to $500k if you're married, $250k if single.

Purchase price: $195,000 Cash invested: $54,156 Buy and hold single family home with a 4 Car Garage.

The Numbers:We specialize in single-family rental homes in the $160-250k range, with an average price of $170k-$190k.

How would you structure this deal to make it work for a single family home build?

My company builds and sells single family homes in SW Florida.

Take a single, don't try to stretch it for a double or triple when you aren't that fast.

Simple furnishings bought used, a single bed, and dresser. 

Too many single point failure points.