I have one LTR, single family home with about 135k equity in it. 

I have 3 family apartment building and a SFH with 4 garages, 1 shed, and 4 outside designated parking spaces for sale for 1.75 million. 

., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

Investment Info:Single-family residence buy & hold investment.

I am looking to use all cash, under 200k, preferably under 180k for a single family or a duplex if viable with my budget.

We took them to arbitration, but they did not participate and we found out they closed their offices and I believe the owners are no longer residing in Florida.

Investment Info:Single-family residence fix & flip investment.

If he gets put out he's just going to wear out someone else's welcome, which is probably a friend or family member and that's where he belongs instead of putting off his problems on you.

I’m a contractor with a couple single family homes for rent.

@Kezia Edmonson Yes, you can use a 1031 exchange to defer taxes on the sale of your single-family investment property when purchasing a multifamily property, but only the portion used as investment (the three rented units) qualifies.