Whenever we're talking to new investors, the shorthand rule of thumb we share is the 50% Rule: that half of the rent will go to non-mortgage expenses, when averaged over time.

I like New Port Richey because it's a buyer's market for land and there are land use overlays that allow for rezoning for multifamily at lower density if you get about a half acre. same appreciation, better cash flow, lower basis because you build it with a team not buying full market price. 

Perhaps it's best if you ditch the whole portfolio, maybe only half.

Yes, you can occupy one half of the duplex after a 1031 and still get the tax deferral - provided that the investment half of duplex by itself is worth at least as much as the land you sold AND all of the proceeds from your land sale are designated for down payment on the investment half only.  3.

What would be the easiest and most "guaranteed" way to to get there? 

So far so good as I have been getting the ball rolling, having bought over a half dozen tax liens so far, and doing thorough research on properties has become more natural with every new lien.But now I must ask: does anyone know anything about TaxSaleResources.com?

you can get your numbers for .18/name, which is about half price (unless you're doing serious volume). 

This might reduce your payment by half!  

So they cut the values in half and then raised the tax rate 90%.

@JP LeonardAs you mention you cannot subdivide the lot but as a partition agreeement I think that would cause serious heart ache for you to sell later and for whoever owns the back half as well later on.Recognize also whether a bank would also lend against this type of deal.