(These days it’s pro-rated if a rental first it has NOT been eliminated. )As far as being too late for a 1031.

Data shows that investors are putting properties up for sale to get ahead of proposed tax rate increases and possibly the elimination of capital gains protections.

First, adjusting strategies to move from one-to-fours to larger multifamily was a great decision to eliminate some competition.

. $292Two questions: Should I reach out to another agent to eliminate the dual agency issue?

This accuracy and ability to keep simple and accurate records is because I develop my own software applications with MS Access and I develop accounting systems that are foolproof, idiot-proof and my recordkeeping systems and software has checks and balances that totally eliminate mistakes.You can do the same for 3 units with paper and Excel.

Preferably we would like to structure this so that reduces or eliminates the tax liability.

@Eric James, may be right and he's thinking a swap would eliminate the tax on the sale of the rental. 

Obviously building new eliminates a lot of the cap ex concerns that you would have with a 100 year old property (roof, foundation, siding, etc).

I liked the demograthics I was working with and did not want to get into lower rents, which eliminated the fourplexes (low rent - affordable housing) and most duplexes (except those in the top areas of Milwaukee).

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris and/or Morris Invest for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.