So I try to keep things as smooth as possible. 

I live in Atlanta and my plan is to start wholesaling and than transition in to multi-family investment.  

The county said it could go as fast as a few months if everything goes smoothly but we all all know it’s not likely 😄As far as expenses, I have an architect friend who has a past doing projects like this.

I have not made the transition that you are making but my brokerage works with a number of contractors that also invest and I can say that deals are made even sweeter when you can manage a project yourself and get all your materials at cost.

North Park, South Park, and the other areas surrounding Balboa have properties that will do well for you as a STR, but are much more reasonably sustained if you were forced to transition to longer-term tenants.Let’s get together while you’re in town to further discuss the current market dynamics and take a look at a few properties that will work with your goals/level of risk aversion. 

I’m very part time and would love to transition to doing it full time at some point but I never plan to move to Las Vegas. 

I know in the long run i.e. 5-10 years I want to have transitioned into the buy and hold strategy in order to provide more passive income.

I did review schedule B exception of title  with my attorney in my last commercial deal (although it was general warranty deed). there were like almost 3 pages listed in schedule B on that one. although I don't quite remember what were the rationales my attorney explained, I do remember the conversation went fairly smooth basically being told those were all fairly standard and common exceptions he expected and nothing to concern with...the broker did say I can ask for general, but I'll get countered 100% with special by seller.

As long as the seller is timely with all of their paperwork for the bank, hopefully everything will go smoothly.

then you will have the cash to complete the exchange.1031 exchanges are the tool to continue to defer the tax on your gain and to transition into passive assets until you pass the asset at death at a step up basis and the tax disappears for your heirs.Installment sales will allow you to slow down the recognition of gain but not defer indefinitely.It's difficult to mix the two but can be done with some sophisticated planning and some outside resources.