@Kirk Roberts, first off if your accountant believes 1031 exchanges are too difficult you might want to shop around for another accountant.

Happy to get together for coffee and talk shop if you're ever interested.

just put empty calories / more crap through your body holes, and literally into the toilet.

Sometimes, different lenders have different rules or ways of doing things, so it might be worth shopping around a bit.

The mortgage shop will do them but they have to be above 450 sq Ft I believe 

Depending on your personal finances, shopping for a triplex or quadplex may require the existing market rents to pass a self sufficiency test, to ensure that you will be able to pay the note.

On the other hand, hiring a GC provides a one-stop shop with streamlined communication, experience, and expertise.

Shop around to find the best deals on things like nice sheets, pillow/bed covers, linens and such.

I am currently looking at a property 1 in an area I'm sort of familiar with. property is  going for 130K 4bed/2baths and surrounding property are valued at around 100-222k it is off a mainstreet thats 5 mins away from the highway and shopping stores.

Would be happy to connect sometime and talk shop!