@Tj Collins You can 1031 exchange in and out of any state, you can 1031 exchange in and out of any investment real estate - farm land, apartments, commercial, single family investments, new construction etc...The big things are timing on the 45 day window, 3 property rule and closing in a certain amount of time.

We currently have 7 doors 5 properties with a mix of single family homes and duplexes.

The Numbers:We specialize in single-family rental homes in the $160-250k range, with an average price of $170k-$190k.

Every single cabin I build is a deal I'm going to add 150k or more in equity (I've done a couple of larger ones that have 200k to 300k in equity) and anywhere from 5k to 10k a year in net profit by year 2. 

Simple furnishings bought used, a single bed, and dresser. 

It will cause you to lose money every single time.

How would you structure this deal to make it work for a single family home build?

Preferably looking for a duplex or a single family home.  

I started looking a bit into Rochester which has a way lower price point for multi families and single families but obviously I would be unable to house hack as it is 5 hours away from NYC which I will not be commuting lol.

Multi family is the most stable but also is more profitable than Single Tenant Triple Net Lease properties.