So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

although we bought about 6 years ago or so for 270 put 100k into it so you can do the math  no debt .. hoa 400  we pay utls. 200 or so.. so 600 a month out of the 3500.. tax's about 1500 a year ( got to love Vegas taxs ) value today right at 600k.. so lets say we net about 33k a year on 370k cash .. so not bad little under 10% COC with an outstanding tenant one of the best I have ever had.PS given tenant quality we manage ourselves.. 

If I'm paying good money for a tool, the last thing I want is someone looking over my shoulder.

If the tenant was there for 4 years with no qualms you have made your money back and then some. 

The agent will not be paying you/seller/buyer because the agent does not bring money to the seller/buyer in any fashion in a transaction (typical transactions), unless this agent is a partner to that person buying the property, or they are a principal to the property.Let me know if that makes sense. 

Last year my best deal came from calling the tax delinquent list.

Again, I used my parents but this time only as lenders of part of the money for the down payment.

Pretty easy to make 2% or more when you're spending that kind of money.

Lastly, build relationships with cash buyers and hard money lenders early on—they’ll be key to closing deals quickly. 

I have been trying to save up money but it is not near a down payment for a traditional loan.