Can anyone offer any insight, this would be a pure investment property, 3 family.

For you investor folks viewing this purely as a business transaction, who can afford to lose the home and your EMD without your entire financial life going into disarray (you shouldn't be risking what you cant afford to lose if it's business!)

TN (wages only does tax other income)Any overlay between fastest growing and no income taxes, FL, NV, & TX is purely coincidental?

Take great care of clients  and the joy & reward of that and changing the perception of Realtors sure makes this career so fun and rewarding!

My name is Joy Lonnes.

If not, then I "just" have to pay taxes on the difference (net sale of the old home minus purchase price of the new home)- Can I use the closing cost amount of the old and new home as part of the tax free money I can spend from the 1031 exchange or these closing cost are purely out of pocket amounts?

Joy 

I actually think it's ignorant to believe one is truly better than the other.It is inaccurate to simply compare purely numbers for ROI.  

My gut tells me that military presence might not be a big benefit to the pure flip model.I think military tenants are a great way to go, especially when you can attract a little bit more senior folks (E-4/5+ and O-3+) with families.

I recently took action and bought my first pure investment property in Pensacola (from overseas).