Long story short, he ended up buying a worthless piece of land. 

@Jeanette Land I work with clients in 11 markets across TX, OK, MO, TN, AR, and AL finding them turnkey properties for their portfolios.

I also looked at hundreds of deals online and visited over a dozen properties before I landed on this 8 unit.

Getting a house with over an acre of land isn't too hard for a good price out there. 

Are you in an area where land is very valuable leaving you with less to depreciate?

In order for you to make a good decision to stay in real estate and do a 1031 if selling that AZ property is warranted.And at the end of the day there is the crystal ball factor :)

As far as some other comments about like kind etc, you can sell this SFR and then buy a warehouse, or vacant land or even exchange into a DST there are many other assets that are considered 'like kind'.

I subsequently purchased vacant land with the account too In the Columbus Ohio area.

Congrats on landing a solid property which can be used as a springboard. 

Quote from @Chris Seveney: @Francisco AvancenaThere are specific lenders who will do land dealsBut of course not as many as traditional real estate.The key will be skin in the game - typically for land because it is less liquid than a home the lender will want to have a lower ltv on the deal I fund land flippers currently in  CO FLA WA ID MT NV AZ OR TX SC GA VA  one thing about land though LTV is lower and RATES are NOT the same as typical HML rates are higher for raw land but its a specialty niche and a business that I grew up in..