The risk of failure (the tax owed) is generally much much more than the cost of an exchange with A qualified intermediary.

The more intermediaries you have the lower your profit but the profit margin seems great relative to where they live.

My turnkey middleman (which is what RTR serves as, an intermediary and not the actual rehabber) even intervened and they have ghosted him.

No flipping issues to contend with, and no need to change anything with your entity structure, and no income tax impact either if you are able to do a fully tax deferred exchange.Consult a qualified intermediary for more specific guidance with regard to your unique circumstances.

Hello, Looking for rental properties to purchase outside California. Any experience working with a professional company that arranges such rental properties for investors ? Specifically, looking for a professional com...

Anything less may not protect you when or if they issue a chargeback request to their bank (or the intermediary like Chase, Venmo, or Paypal).For tenants that do not have a bank account.  

@Chris Skala When investing in a self-directed IRA you have a 3rd party intermediary handle the actual cash payments and movement of money between vendors, tenants and any other needs that arise.  

I am putting this in a very rudimentary way but the best person that would be able to advise you on this is actually a Intermediary Attorney who specializes in 1031 Exchange and OZF.

PLUS you still have $38K in equity in your current property which hopefully, you can rent for positive cashflow.4) You can also do a 1031 exchange (same result as #2 less some fees to the 1031 exchange intermediary)5) or you can pledge the equity in your current home as collateral for a building - to further convince an owner to do seller financing (I've done this once but this is too advanced and unless you have done seller financing deals...this is not for the newbie)

I think whomever you use as an intermediary for the exchange should be able to guide you through the process.