@Bruce Lynn - I love the depth of thought you put into this—these are exactly the kinds of variables that separate top-tier investors from the rest.

The current owner listed last years income as $51,000, but currently has rents at (for the five separate units): $650, $750, $800, $825, $1125 (the math doesn't totally add up so maybe he changed a rent payment at some point). 

I bought 6 unit property in Wildwood,NJ,in November 2024, doing rehab now,  should be done by May 2025I am planning to subdivide 6 unit building to 6 separate condos and sell fall 2026, , if there are any experts in 1031 that can help me?!

I do own two triplexes in Scranton, and I will say the one issue is that you are going to be taking care of the utilities normally if they are not on separate meters, which could take a good amount of money away from your overall cash flow. 

Detached: A separate structure like a tiny house, guest house, or mother in-law suite in the backyard.2.

I don't think you are going to be able to get insurance for two separate living units in a single-family when they are both illegal and likely do not have the correct egress windows (basement) for fire safety which could subject you to huge liability if something happens to either party.

Recently, management changed it so both loans can be made with one payment versus two separate transactions. 

Look for multis with separate entrances in different areas like one door in front for one unit and a door on the side or back for another.

Additionally, an LLC can make it easier to separate personal and business finances, simplifying tax filings.Quick Tip: Work with a tax advisor to determine whether an LLC is the right structure for your investments.4.

At its most simple we’re separating the appreciation/capital buildup benefit from the cash flow benefit.