Non traded public REIT? 

You put all efforts and finally the outcome is zero. 

Rehab Scope:Cosmetic remodel: Painted the interior/exterior, updated the kitchen cabinets and countertops, and installed new flooring.Modernized fixtures: Replaced light fixtures, outlets, and switches throughout.Enhanced curb appeal: Painted the brick exterior, added landscaping, and modern black accents.Timeline: Completed the rehab in just 4 weeks to minimize holding costs.Strategic Upgrades: Focused on cost-effective improvements like vinyl flooring and fresh paint, wh What was the outcome?

Can you do contracting work on properties and learn valuable skills that will help you remodel properties, flip them, or otherwise learn as much as possible about the construction trade? 

Again even if you have great credit as you start to add more credit cards, mortgages, auto loans to your credit you can also be viewed as "High risk" due to Excessive trade lines in credit or higher DTI - debt to income ratios. 

The operator may trade off the longer term benefits to keep a high quality tenant in place.

While I often “trade” properties, a friend of mine is a buy and hold guy.  

To defer all of your gain, you'll want to trade up in value, replace all the debt (meaning new properties have at least $350,700 of debt), and not take any cash from the exchange (this is boot which = taxable gain).As for replacement property, it just has to be real property - meaning it can be commercial, STR, land, etc!

But the rental too does have to meet the "active conduct of a trade or business" threshold, which does mean you wouldn't qualify to use section 179 if you have a rental that is managed entirely by someone else and you aren't at least overseeing it and making decisions about the management of it.I mostly disagree with the reply suggesting that you need to have an LLC to take the section 179 deduction. 

Mom is a real estate agent and dad knows the trades.