My broker said to refi out of the VA in Delaware because it will allow me to get one in Florida.

It sounds like you are talking to a REIT company that is offering a Delaware Statutory Trust.

I have a great contractor in DE but he's done with in Pennsville area before.

Not a long-term hold play, but when properly renovated, these greystones near the BLVD can be de-converted to large SFHs that sell anywhere from 1.2-1.7M and sell quickly, so there is a big flip play to buy these at 600-700k and put in 350-500k of work.

. - Knowledge of the tax formation and structure of LLPs, specifically Delaware Limited Partnerships- Ability to maximize tax deductions for founders/investors of the funds, yet will communicate aggressive tax stances.- Familiarity with Legal Structure of partnerships and advantages/disadvantages of various taxable entities.- Offers proactive guidance in tax planningMy partner and I are both located in the Bay Area, but location does not matter! 

@Lindsay Op de Coul can you send me those as well please 

If you do come across a unicorn multi that isn't a complete gut most house hackers run into the issue with the standard of living for their investment property and their own house are drastically different.I would suggest looking out in Delaware county for a multi, much higher inventory 3+ units, and a larger percentage of cleaner multis as well. 

She can 1031 into a Delaware Statutory trust, or use the 45 day identification period to find a property. 

Any other great ideas to de-escalate?

@Lindsay Op de Coul very, very difficult if no other 2-families exist on the block, but no extra regulations on the process like 2 to 3.