The sale price couldn’t be lowered by 3% (builders don’t want to reduce the price of a new construction house), but credit equivalent to that was negotiated, e.g. builder paying portion of the closing cost.I think most buyers use an agent because they are not savvy or don’t have a lawyer.

To think that you compare people with decades of specialized training and education to the equivalent of a car salesman...lol.It's like being a property manager, the laws are online and easy to research.

Assuming the money resides in a trust account at a bank or equivalent, and that you have checkbook control (i.e. this is not a stock and bond brokerage 401k) then yes, you would wire the money to title after all documents are signed, reviewed by you, and evidence of proper insurance is received.3.

If you want to rent to lower income types and public assistance types have you considered more downscale lower end rentals that could turn for much less.I know a fellow who rents exclusively to the lower end of the income scale, and he is "One Tough Cookie", he turns the units himself, and matches the rental offering to the price.His places are in "Bad Neighborhoods", and the rents are low, but the cost of the unit and the turn prices are also low.It seems like you MIGHT be renting the equivalent of a Manson in a Great Neighborhood for Section-8 use and the turn price is grinding way your profits.Just my 2 cents.

If I do a 1031 exchange I know the property has to be equivalent or  more but can you put just the down payment on that property or do you have to purchase all in cash and also can you 1031 into a auction property some how thanks in advance 

I will compare your property to an equivalent property in Las Vegas later but first I want to emphasize that there are other factors to consider.All typical return measurements (ROI and Cash Flow for example) are only snapshots in time; how the property is likely to perform today.

I'm looking at scaling this year and my goal is to buy 6 more units (3 duplexes or equivalent).I'd love to use the brrrr method to get these so I can minimize the cash I have tied up in the properties.

Same appreciation assumptions, that house could be worth $1,311k in 35yrs.Summary: $2M in Real Estate Equity, and Cash Flowing 25k/yr (which using a 4% rule is equivalent to 622k in equivalent stock market "value")Scenario B, selling the Duplex, invest the differenceIf I sold the duplex, maybe for 255k, I'd get 71k gross, and assuming 8% transaction cost, 66k net. 

Or if the small town class A is more equivalent to Class B or Class C in a larger town.  

Also, owning any non rent controlled properties is the equivalent of printing money when the rental market is hot.