Pros to my current position: Secure, w2, pay is above average, benefits are stellar, schedule is somewhat flexible (can leave if I need to without penalty; vacation when I want - utilizing banked time on both), 3 miles from home, and hopefully a pension in 17 years. 

I am trying to evaluate the benefits & risks on purchasing a 2-4 family or a single-family home and convert/build an ADU.

It’s always a good idea to consult with a tax advisor or real estate attorney who specializes in 1031 exchanges to ensure you're following all the rules and maximizing your tax benefits.

- YesAre there still huge tax benefits?

However, deals are few and far between here;  prices have not profoundly plummeted, interest rates are still high, and quality inventory is scarce.  

You will see the savings if you hold the loan long term and do a cost benefit analysis.

Those already in the rentals market are reaping the benefits of getting in before the run-up.  

@Addie Burchell There should be some tax benefits to help offset the $220/month loss in terms of write-offs and depreciation.

Most of my rates on the investments I currently hold are in mid 4's to low 5's so it is unlikely a refi would benefit me much anytime in the future. 

One has to weigh the agent cost vs benefit, make sure there in-line. - 30% of agent are "meahh".