Awesome thanks had to do extensive research as the banker confused the hell out of me or was just trying to sell me a refinance.

Mainly raw land with utilities already on site, or properties that have been vacant for 10+ years, that would be a 50/50 on demo or rehab.The other fun fact that I learned at the sale:  the tax foreclosure only wipes out the tax included in the judgement years.

You can still self-manage from distance and utilize help when needed for the local tasks.

There was an extensive article written about this last year that I posted on this forum when the same exact topic was brought up.

Currently have a 24 year tenant, who has agreed to a new 3 year extension, where they take care of all utilitites, lawn service, snow removal and minor maintenance up to $400. 

Example for multifamily- My 4plex had a tenant in one unit paying $24000 annually of which I achieved $14,000 annually NOI after taxes, insurance, yard work, common area utilities.

There are specific rules for 1031 exchanges including:The replacement property must be identified within 45 days of transferring the relinquished property.The replacement property must be received within 180 days after the transfer of the relinquished property or the due date of the taxpayer's tax return, whichever is earlier.Special rules apply for exchanges between related parties (defined in § 267(b) or 707(b)(1)).Real property located in the United States and real property located outside the United States are not considered property of like kind.Cost Segregation StudiesA Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

I utilize professional Autocad software.

When the fed was hounding them to call my LOC they would not do it I was on 90 day extensions for 3 years while I crawled back..

It wont be as easy as b grade and things like unreimbursed utilities and tenant caused maintenance will take a bite out of profits but it is feasible and uou can make money and probably hit the 1% rule with a lower entry point.