This wouldn't work in Allentown, but anything more than a few miles north of Rt. 22 would qualify. https://www.rd.usda.gov/programs-services/all-prog...I would be careful not to over-leverage yourself at this stage in the game.

Seller financing is a very viable option but it will not defer the tax only delay and spread it out and the recapture of all depreciation in the year of the sale can be a major sting if that property has been owned for a long time.The track that most of our clients will take at the retirement stage is to continue to defer the tax on gain with one final 1031 into a completely passive 1031 compliant investment. 

I haven't used the calculator in a long time, but most banks will refinance at least part of the rehab (keeping the money in escrow until you've reached a certain stage in the work).

Now that we're here, I feel im at that paralysis stage in my venture.

If you would like to call me, I will talk with you about what you plans are and what stage you are in and give you my thoughts.

@Jacob Karcher Nice goals you got there, house hacking is a great way to start.Good for you starting at this stage in your life!

-A new 300 unit apartment complex is in the planning stage just to our north east-major development is going on to the south which could potentially cause our neighborhood to get rezoned to a less desirable elementary schoolDilemma:We bought for cash flow but have been lucky to have pretty substantial appreciation that we could take advantage of tax free since we've owned it and lived in it for more than 2 years. 

The agent I am working with is a good value, because she pays for all the professional photos and also for the staging, which does seem to make a difference, I must admit. 

I'm still at the do it all myself stage, need to do some homework. 

I'm in the leverage camp but we all have different goals and are in different stages of our lives.Let's debunk a couple of misconceptions though.Buying for cash increases cash flow.