@David PutzThanks for the tip David, I've started looking around there as well and even in hunterdon county by Easton, PA and in Salem County near the border with Delaware to at least get a better idea of costs and benefits 

Assume the unreduced basis of the building is about $350k (I took out the land value)*Add New Deck - $8k*Interior/Exterior paint - $3k*Dishwasher - $500*Landscaping materials - $1500*Wood/sheetrock to build walls to enclose an existing space - $500*Furniture (beds, tables, chairs etc) - $5k*Hot Tub - $5kCan we use the SHST or De Minimis or Routine Maintenance safe harbor for any of this? 

Hi folks,
Has anyone formed a DST to hold real estate properties and also has a Living Trust to hold the rest of assets such as bank accounts etc? 
If yes, how do the DST and Living Trust connect together? Does Livi...

The 1031 exchange can be used to go into any other type or size of investment real estate, including some fractional passive instruments like Delaware Statutory Trusts and Tenants in Common properties. 

If you're looking for smaller multis/value adds in that budget I'd take a look at the Philly area, specifically Delaware and Montgomery county.

@Joe Splitrock, @Crystal Smith, @bill @Bill Pohl, @Jonathan Klemm, @Paul De Luca, @Filipe Pereira When I do have a vacancy I list the criteria which is all pretty cut and dry at this point. 

Easy to access the money and they have a good presence in Delaware and Chester county.

Something like a Delaware Statutory Trust might be a better vehicle.

There are legal ways to use Delaware and Wyoming LLCs in other States (there are benefits to using these types of LLCs as they are some of the most business friendly States in the Country), but it would involve a more sophisticated asset protection structure than just the LLC by itself.

We'd de-risk our Investment considerably if we concentrated on a single market.