Where it can become really tricky is that I have heard of one instance where the delinquent owners didn't file the exemption then after the sale and 6 month period were able to claim some reason as to why they weren't able to file the exemption and were able to get their property back after improvements were made.The court does require that anyone redeeming a property pay 25% interest on the purchase price plus expenses to maintain and secure the property (not upgrades).

I don't know the numbers on the house of the OP but in my instance, I'm unmarried and if I sold the gains would be more than 250K so doing a 1031 is the only option for me.

in our market here we build 3 to 4 thousand new apartment doors yearly. that's one city metro.. so this in itself keeps rents from going to nuts.. but the new construction depending on where it is is 100 to 400 a foot to build.. its a 100k to build one on the low end up to 400k for one 2 bd apartment in an elevator building on the higher end..when you can go to rural US and buy existing homes in some of these small bergs for 50 to 70k and in some small towns in PA for instance I have seen many for 10 to 20k.. does not take much there to be successful renting those out.. cost of acquiring them is more akin to being in the used car business. 

However, we all make mistakes and I am happy to review.In this particular instance, I removed your advertising language and reposted because the bulk of the thread was interesting and informative.

For instance I just got a 1% MFH under contract on the MLS in an amazing area with great value add - granted I haven't seen something like that on the MLS for awhile - you just need to be aggressive.

I don't know.The list goes on and I don't have all the instances. 

And they all have different gigs and many are wildly successful.. my partner in our airplane for instance has a big underground contracting company 100 plus employees make huge bank.. and invest in real estate as well short term and long term.. and now started a container home building company LOL. 

For instance, the loan on my primary residence is a fixed rate 3.875% loan and that is cheap money!

So for instance, "I work with sellers who need help in selling their property fast.

Multi family have jumped 100% in value in some instances over the past 2 years..