I remember working with a client a couple of years ago who wanted to do a 1031 exchange into Phoenix multifamily.. they had some numbers in mind, but no framework beyond “I want more doors.”

When you called, and it seems many did, the scammer answered the phone using my name (though I understand with a heavy foreign accent).

Start building close to home and you'll have such great appreciation by the time you're ready for the cash flow to be $20k a month you can exchange out of the low cash flow, high appreciation California market to wherever you decide to retire. 

Is it possible to do a 1031 exchange and use the proceeds to buy a house using hard money, then refinance into a long term loan?

So if the partnership would not be allowed to purchase the entity together and I were to buy it, if we were to force our way down this road, would be to set up a legal agreement beforehand, I would buy the property since a partnership can not, and then the exchange for  ($$ + assigned roles + etc), my partner receives 50% equity?  

I took no money from the cash flow (when there was any) and I never made a late payment to the bank.This fall, nearly 12 years after the bank gave me that house, and over 15 years after I knocked on that door - after evictions, vacancies, insurance claims, and never taking a dime out of it - I sold that house and placed all of the proceeds in a 1031 exchange.

If you want more cash flow and want to walk away with more of the 80%, perhaps identify another market and do a 1031 exchange so as to not pay capital gains taxes.  

That’s something you’d want to figure out through tax planning.Regarding the 1031 exchange, bonus depreciation doesn’t affect whether you qualify for one.

I mean they get done but its so foreign to what I am used to.

Then you can do a 1031 exchange or sell it at a lower tax rate.