So the actual tax bill is going to be impossible to predict without looking at the individual owners' personal tax situation.How much of a gain do you think you made on your first flip?

I like multi family because it should generate cash flow as well as appreciation.

If the former, note per Union City Rent Stabilization ordinance (https://ecode360.com/15397000 is a slightly outdated version), "the terms of this chapter apply to individual dwelling units within a building, including condominium or cooperative units in the process of being converted, or having been converted".

Your 1031 will ultimately be only as good as the individuals directly assigned to your exchange.  

Indeed, the FAIR ordinance is anything but fair to non-corporate landlords, seemingly punished for investing in rental houses to generate income as an alternative to stocks and bonds.A handful of opportunists likely could learn to exploit these new rules, preying on otherwise law-abiding landlords to obtain legalized shake-down payments.

Land Profit Generator.

Renting an individual room is all but guaranteed to be cheaper than them renting a 1/1 apartment alone.

Social media has really messed it up for my generation.

However, since I am NOT an expert in everything I assign a value for how confident I am in each estimate and use that to generate a LOW and HIGH estimate value.

Giving away the place cheap only creates more work for yourself screening lower income individuals, and attracts scammers.