Quote from @Edward Barrett: New investor here trying to stay in my local market (Dayton, OH).Since I've started looking for my first deal I've come across a few section 8 properties that seem to pencil, but I'm a bit loath to jump into that kind of deal.

that's awesome @Tieirra Singleton I love those areas for real estate investing - there is so much potential for cash flow + equity build up.

@Eric Smith A 1031 exchange with a related party is possible but comes with strict IRS scrutiny and holding period requirements.

Hey @Buck Dabill, let's back up a second.

I'm looking for ways to invest in up-and-coming markets in Southern California, such as in San Bernardino County and Riverside County.

How are you coming up with that much larger market rent for all those units?

If the numbers work in California, and they may not, then go for it. 

Given your described building location and post, I am guessing you are single tenant (seems to be the majority in that Elk Grove, Bensenville area). 

Have you checked the subflooring for the kitchen floor in the lower level to make sure it is level and flat?

I mean come-on man, it's all over the place in TN you just gotta get to work on making it happen Bro.