A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

I use partnerships to help me fund my projects when it is hard to get financing.

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.

Ideally, you layout all the duties (Find, Underwrite, fund, rehab, manage) and assign a value to each of those based on how much time they might take. 

I financed this property using down payment funds from 403B and a local commercial bank. 15% down from personal funds. 85% down from community commercial bank. 3yr balloon, 20yr amortization, 7% interest rate.

Looking for something with low acquisition cost, and meets or exceeds the 1% rule.  

Or in low volume areas, a public/private partnership with existing child care centers. 

Besides that, I have a credit repair and funding company that helps entrepreneurs get their businesses going.

I know for example we can fund up to 90% of the purchase and 100% of the rehab when we're funding the purchase and the rehab.

If not, how much are you all "throwing away" on rent when those funds could be applied to ownership?