You would need an exceptional grasp on what the 1031 will cost and the amounts you’re dealing with on the replacement and relinquished properties.- REI CPA in CA

Well, you ‘re not “representing yourself”, you’re just an individual, as if you never had a license, except you have to disclose that you are licensed. 

There is one exception: Roth IRA - IRS does not allow rollover of Roth IRA into 401k.If you have non-qualified assets (stocks personally owned by you) - you can't roll them over into a Solo 401k.

For example, I've seen where a hobbyist investor/developer works on project, they hire an engineer and/or architect, but they ended up missing something vital, i.e. drainage issues, environmental, fire dept review, planning the wrong type of product for that market (buyer & renter demographic), etc.

In every county except Jefferson County, if the assessed owner's name was in the pre-auction advertising, and that was the name called off at auction, but that person died before the auction, then the tax sale is void.

These passive sydications should generate passive losses for most people, those exceptions being folks who qualify for REPS AND are properly participating in and electing the rental activity 

There is no way to directly invest in any mutual fund that exposes me to real estate market (except for a bond fund that is tied to GSE notes).  

Getting the debt service covered is vital each month.  

Except for the cases where it doesn't end up that way... like if you were to keep putting money in to cover small things, you run out of cash on hand, and then get a couple bad tenants in who destroy something. 

Basically anything except mount Vernon.