See Nobel prize winner and associate  quote....Gunner Myrdal, an architect of Sweden’s welfare state who was given the Nobel Prize in economics as the left-wing balance to his co-winner FA Hayek:  Myrdal stated, “Rent control has in certain Western countries constituted, maybe, the worst example of poor planning by governments lacking courage and vision.”3 His fellow Swedish economist (and socialist) Assar Lindbeck asserted, “In many cases rent control appears to be the most efficient technique presently known to destroy a city—except for bombing.”Seattle is a prime example.

Better to hit a safe double than strike out looking for a home run.  

He knew the area from being a skier, and that we had a great deal, he felt like his money was safe.

It's a great technique, just be sur eyou are taught how to handle all aspects of it.

@Thomas Rutkowski, You also state "...And because of the fact that it is done through a qualified intermediary, the depreciation recapture is deferred for the same reason that it is in a 1031 exchange.Readers should take note that the California Franchise Tax Board has issued negative guidance regarding using the Deferred Sales Trust, Monetized Installment Sale or other installment sales techniques to "save" a failed 1031 Exchange. 

The mass valuation techniques used by assessors are not very reliable. 

If I had 200k equity, taking 50k seems safe, but not 50k equity and using it all.

On top of that, NAR have not said or sent any instructions to his members on how to safely proceed with a real estate commission beginning July 2024.

Are you going to buy large commercial properties with safe returns... are you going to be residential properties for buy and hold rentals... are they single families that will appreciate or multi-families which don't as much?  

Just be sure to include Sec. 1.263(a)-1(f) de minimis safe harbor election when you go to file your return to be eligible for this type of asset treatment.