@Landen Amann, you're referring to a 1031 exchange. 

Quote from @Xavier Perera: Aim for a four-plex.

Quote from @Kory Sheldahl: Hi everyone,I'm seeking some advice regarding a property I own in Hawaii that is currently rented to a military tenant.

Shadow/mentor a person doing it.

I still think it is a good area to invest in despite the increases in cost.  

For quick math I have a range of each between: 700/yr to 3% of gross income

A common pitfall is treating each deal as a standalone transaction instead of connecting acquisitions, financing, and project management as part of one cohesive process.

There are a lot of good areas. 

I imagine it can be tricky without face-to-face interaction, but it sounds like you’ve got a solid approach.Honestly, I don't have a process for establishing trust with sellers other than being polite and professional.

In his words, this is away around the due on sale clause that you can run into in a sub - to transaction.My question - if the seller puts the property in a trust, will this avoid the potential of a due on sale clause?