Can provide all the benefits from a cash flow and tax perspective.

In California there is $800 franchise tax per LLC per year, which discourages a lot of RE investors from getting an LLC.

Tampa can work, but yes, taxes and insurance are higher and might keep cash flow tight.

Repairs made while the property is your primary residence are not deductible, but improvements can increase your cost basis, reducing future capital gains tax when you sell.

Hi Everyone,I  am a professional wholesaler and property locator, I locate property on/off market, do a full due diligence on title, encumbrances, taxes ect...

However, I have never used a realtor for auctions and tax sale purchases. 

Quote from @Michael Overall: Good day, If an investor has 10 rentals and wanted to over time sell them and put the money tax free from a 1031 toward a large purchase is there a process to do that? 

You'll want to put together a personal financial statement (basically lists of all your assets and liabilities) and have your tax returns ready.

Many of the investors I know have dialed back on their private equity investment or have changed to doing debt instead of equity so it was not prime time.

However, before you do so you should ensure that your revenue from rental income covers ALL your property expenses in the townhome, including mortgage, taxes, insurance, maintenance/repairs, vacancy, property management, etc...