To defer all of your gain, you'll want to trade up in value, replace all the debt (meaning new properties have at least $350,700 of debt), and not take any cash from the exchange (this is boot which = taxable gain).As for replacement property, it just has to be real property - meaning it can be commercial, STR, land, etc!

If you're ever interested in seeing what's going happening on the western side of the state feel free to reach out anytime. 

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

Since your homes are free and clear, keep them that way.

I have investor friends in LA area offering temporary free housing.

Honestly, upgrading to a commercial-grade stackable setup like Speed Queen or Maytag might be your best bet.

My budget is in the $200-250K range.Please feel free to let me know if additional details would help, and thank you in advance for your time and advice! 

Feel free to DM me to discuss my experience as an investor or lender.Jeff

@Sino U. feel free to reach out with any questions.

Adaptive Reuse: Turning Old into GoldRepurposing commercial spaces into residential units is another exciting trend.