So I'm sad to say, that because of the local italian government, any reconstruction of these types of buildings, must follow the guidelines of what is allowed and not allowed.

The 1% "rule" is not a rule, it was a simple guideline that was supposed to help do a quick initial vetting of a deal.

There is statutory, and now Fannie/Freddie guidelines, that exempt many transfers from being subject to the Due On Sale Clause...asset protection/estate planning purposes are covered.Why Use LLC when an Umbrella Policy Does the Same?

The DST gives you this option, while 1031 does not.2) Direct up to 80% of the funds to an LLC and partner with the trust for a business purpose such as purchasing investment real estate, loan business, buy into a business or develop investment RE at your own timing (all capital gains tax deferred, without having to follow any timing guidelines.)3) The DST can save a failed 1031 exchange.

And you still have to demo the concrete slab (I don't think you have basements in TX?)

Just ensure you’re following any guidelines your CPA provides.Finally, you mentioned scaling and eventually replacing your day job.

This list was pulled directly from Raleigh’s website here:Raleigh Permits for ADUs and Guidelines Click Here to ViewTo find your specific lot’s zoning, use IMAPS: https://maps.raleighnc.gov/imaps/2.

Basically a concrete slab with pillars, hurricane tie downs and skirting with axle removed. 

But there's advantages for either way depending on your situation, plan, and goals.The 70% rule is just a guideline.

My goal is to invest in properties with 4+ units, as I understand that once you move  into 5+ units, the property is classified as commercial real estate, which comes with different loan guidelines and financing structures, which i am open to.I’m reaching out to this community to seek advice on a few things:Analyzing Deals: What are your go-to strategies for evaluating multifamily opportunities?