I can do financial modeling with you and talk to other new build investors it's a slow growth plan. build directly at 25% below the market and also identify land too. increase unit counts and get better economies of scale. single family homes will never perform like a three story walk up apartment. we build a stacked triplex in Columbus Ohio with a picture below, if you are set on Dallas look at land prices and see if the economics help. 

So long as you can keep it occupied and drive up your base rent over time, your property will appreciate and you will maintain (and increase) your equity. 

If you choose to set it up in Illinois (IL) and then file as a foreign entity in MI, you will end up paying two state filing fees, which unnecessarily increases your costs.

You could have your insurance cancelled but more likely you're going to see a rate increase.

If you have already completed the exchange and are facing boot, a cost segregation study can help reduce your taxable income by increasing depreciation deductions, but it won't change the fact that boot is recognized.As @Bill B.In a partial exchange the tax is based on the boot received, not prorated across the entire transaction.

In this study, new construction is defined as a habitable structure requiring load-bearing features and MEP utilities (mechanical, electrical & plumbing)Below shows which cities have had the most activity:Question: Do you see activity increasing for the rest of Q1?

These areas have more affordable properties compared to Boston and are showing signs of growth, especially with infrastructure and job opportunities increasing.

It is a great way to greatly increase your growth once you already have a track record. 

Interested in any services to apply for an appeal on property tax increases as well.

The key is to buy a distressed multi-unit or single-family home with space to rent out, rehab it to increase value, refinance to pull out equity, and then continue living in one unit while renting out the others.