No str restrictions, many on this forum will tell you it's like finding a unicorn but those areas do exist and for good reason.2.

Then you can direct up to 80% of the proceeds to a new LLC which you are the managing member of and partner with the DST Trust to purchase CRE all tax-deferred with a new depreciation schedule.Since the deferred sales trust is an exit plan and you are buying a new property the LLC receives a new depreciation schedule vs a 1031 where the depreciation schedule travels with the exchange.The downside to the deferred sales trust is the stepped-up basis is forfeited vs a 1031 where when you die your heirs get the stepped-up basis.The upside is you can buy CRE whenever you want to with no timing restrictions.

The problem I find is I don't like putting in that much time doing research and field inspections (300-400 properties per week are auctioned) for such low odds that the property will sell at a price I need it to.....either the plaintiff will have a really high max bid set (like the full judgement amount) or another 3rd party bidder will bid it up more than it's worth.  

Plenty of restrictions....Arlington only allows in a specific area. 

If they are that rare then what are the odds of finding land/tear downs where you can legally created 2-4 units?

But the odds of negotiating on one property and then having the other properties still available after 30 days or so is very slim. 

https://www.biggerpockets.com/blog/the-silent-war-on-tenant-...The Silent War on Landlords That No One Is Talking AboutIt’s no secret that legislation regarding tenant screening is becoming more and more restrictive.

Put in the effort, build relationships, prove your value, and improve your odds of finding someone to help launch you on your path.Should I set up an LLC?

I contacted several local "brokers" regarding a deal I had, and oddly, all of them came back with an offer letter that looked oddly similar.

It's a great example of what happens when you respond slowly to odd behavior.2.