So whether you sell to their trust or to them individually it still has to pass from you in order to do the 1031.But even more you don't want to be in ownership when they pass so you can get the step up in basis and inherit the property tax free.

Instead of saddling them with a $5M commercial property (for instance), you can turn that into 166k shares and divide them amongst your kids (who are in line to get a full step-up in basis when you pass away).Gotchas: The UPREIT is sometimes an option, and sometimes a mandate.

2-Step plan:1. 

I personally think proactively addressing these items is best practices across all of real estate. 

Once you commit to this, it can actually be quite rewarding to provide housing to tenants.For contract renewals and rent increases, the first step is to familiarize yourself with local laws.

I take that a step further by looking up property records before I call to make sure the name matches.

If there is currently ceramic on the exiting floor, either remove it or scuff it up with a grinder to provide some 'tooth' for the compound to adhere to.These steps take a bit more effort, but the end result will look better and last WAY longer.Good luck!

If it sounds too good to be true, then make sure that you take the necessary steps to ensure your own safety.

Each of these things can be worked on and in a few months of consistent and persistent action, you can see a gradual change in your situation.Don't let current circumstances paralyze you.As far action steps:- Research and strongly consider the househacking strategy.

At that point, you just need deal flow - perhaps that means its time to hire or paratner with an acquisition manager to help you find and close deals - a good realtor can step in here as well