Welcome @Ruben Austin.Looking forward to working with you and partaking in your experiences and expertise that you share in our BP community.  

Still 1031 and cash buyers partaking in the low cap rates for the prime assets ..  

regardless if you have a true depression unless you have cash your no partaking anyway and are probably going to get hammered along with everyone else. 

Folks are welcome to partake responsibly in my homes 

Absolutely Don any agent representing a seller would be a fool to partake in that type of transaction and most brokers I am sure wont allow their agents to do those transactions either..

Those who partake in prohibited transactions (which has nothing to do with UBTI) will not be so lucky, should they be audited for any reason in the future.Earlier this year, I even argued with someone in a thread over UBTI and various other 4-letter abbreviations, and how they didn't apply to my SDIRA (whether it's an SDIRA or an IRA LLC makes no difference as far as applicability of rules).  

@Joe Villeneuve  its opportunity cost is what HML are.. either get one and make money on the opportunity or never partake and make nothing ... that is why HML exist.

It may be very hard to get a tenant from partaking in the herbal essence especially in a a legal state

After reading through the responses, I have decided to partake on a journey in understanding everything about home renovations in order to properly evaluate capex on investment properties.After a day of reading through J Scott's Flipping/rehabbing books and watching YouTube videos, I now realize this is possible. 

Further, just because plenty of sellers also play their own sleazeball games doesn't justify a buyer partaking in the same.And @Joel Owens , I would respectfully disagree with your assertion that, "Everyone has a right with their capital to invest and negotiate how they see fit."