Section 8 with 8 kids sounds like a train wreck waiting to happen.

There are those that have wrecked and those that will wreck". 

Or was he always a wreck and this is just the latest plan to solve all of his problems?

It is a little bit nerve wrecking listening and reading about the market but pushing past that mentally.

We just looked at a house that had that and the house was an absolute wreck but the front certainly made an impression on me.Staging the front with one or a few durable plants in nice glazed pots.

Fewer investors bidding and lower rehab costs since the houses are newer than the 1920's-1950's wrecks that are going into expensive rehabs.  

@Jared DeLee, deeding from your LLC to yourself and vice versa doesn't have to wreck  your 1031.  

Ultimately it has been a much slower process than expected but I think once you build momentum it will be like a wrecking ball.  

Screen doors and window screens wrecked and missing all the time.  

You'll wreck your credit and end up with big fines or worse from the IRS.