One of my options for tenants is to respond to other students looking for a place to live and say "Hey, I just moved into this great fourplex and I think one of the other units is available... " If they don't have a vehicle we could work out a carpool situation.

There are many bank and  non traditional bank lenders who will refi a short term purchase and rehab loan with a permanent vehicle.

I saw one of their vehicles and its "14.95 per sq. foot" decal.Assuming they do a solid job, the vanity (about 58x32) would cost $192.69.

You can find RE attornies by state here; legalleague100.comA land contract is a good idea to make taking it back easier if your state allows it, otherwise you use whatever vehicle your state allows.

One has to build it from the beginning, and it may take some time for it to amount to some significant number to access these investment vehicles. 

I believe the investment vehicle is an EIUL.

Eventually the sector/industry will mature, but these investment vehicles just aren't there yet.

I know of no other type of investment vehicle that would allow exchanges of like kind with no tax consequence.In summary, real estate investing is the easiest, safest and least time consuming (common man's) path to financial independence.

You can't 1031 your primary residence. 1031 is for investment vehicles only.mscoilcraft, you need a good accountant and probably a creative financial planner or lawyer (and we all now know you can afford these professionals).How much did you pay for the home when you purchased it?

I'd have to say my Grandma got me interested...Read my BiggerPocket article on how my Grandma got me startedWhat Grandma Taught Me About Real Estatehttp://www.biggerpockets.com/renewsblog/2008/06/23/what-grandma-taught-me-about-real-estate/I continue because I can do some good for foreclosure victims...and it's the only retirement vehicle that will keep pace with inflation.Our favorite holding period is forever.