I also have a $50k line of credit I can tap into when needed that will grow as I keep growing the business.Right now my rent is about $1700 where I've been staying for over a year, but really wanting to trade that for a mortgage and start building that equity.

New construction requirements are for the sole purpose of keeping the trades working, elec, plumbing, mech, siding.

And RE at least at the bP level was being traded with cash only.. thats why so many that started in 2010 to 2012 got smokin deals. 

You may see if you have one in your area that you could trade your property into something nicer. 

I want a specialist that's an expert, and not a jack of all trades and master of none.

The maximum leverage I have ever seen in trading accounts is 50%, and that's very limited and select.

I am on commission only compensation, so I moved back in with my parents, and am trading all of my time (60-70 hour work weeks) for little/no money. 

Day traders are not exempt unless they elect mark-to-market (MTM) accounting, which eliminates wash sale tracking but taxes gains as ordinary income.To manage taxes, track trades closely, avoid overlapping purchases, or consider MTM election if trading actively.

But the rental too does have to meet the "active conduct of a trade or business" threshold, which does mean you wouldn't qualify to use section 179 if you have a rental that is managed entirely by someone else and you aren't at least overseeing it and making decisions about the management of it.I mostly disagree with the reply suggesting that you need to have an LLC to take the section 179 deduction. 

I'm presently a facilities engineer by trade, who does some construction and maintenance for landlords on the side, hoping to get back into the private real estate game.