., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

As you mentioned, it might be difficult timing the sales of each of properties where you can achieve a combined exchange (multiple properties into 1 property / or a few properties).Just a quick note that may be helpful - I work with a group of investors that can help with a combined exchange into a single property and will buy it back once you've found a replacement propertie(s) as the final destination for your capital.

The size of the house is 3500 sqft, single story, and only a 4/3, and rather small at that BR/BA count for the neighborhood. 

At least this next potential home is only a single story so I cant fall as far. 

And boom you buy a lot for the price of a single lot and with some simple forms to the city you get to re establish the old lots..

Here's the latest market report (based on single family homes):🏡 Mortgage Rates:30-year conventional rate today is 6.72%30-year VA rate today is 6.15%——————————————————————————————————💰 Median Sales Price:Sept: $490,000Oct: $485,000Nov: $484,995——————————————————————————————————📈 New Listings:Sept: 1,910Oct: 1,959Nov: 1,481——————————————————————————————————📅 Median Days on Market Until Sale:Sept: 20Oct: 22Nov: 24——————————————————————————————————📦 Months Supply of Inventory:Sept: 3.3Oct: 3.3Nov: 3.0🤔 What does "Months Supply of Inventory" mean?

Regards,Hector I like single family vs multi for a few reasons.

Unfortunately, STRs as single family homes are still considered residential assets.

If you're looking for a Single Family (1/1) in a B class area $125k-$145K.

I currently live in a single-family primary residence.