I just completed an exchange of a single family residence in Scottsdale to a single family residence in Durango, Colorado. 

We provide new construction rentals and PM (single family, duplexes and Quads) for investors.

Normally it's single family or multi-family that's the easiest place to begin.

Please see the rough numbers below :Tear down house price 350k,Construction cost 165 sqft * 2 build=627k too much for the land unless your exit is 3 million. don't reinvent the wheel. no single family home builder is paying 300k for land. that's miami florida prices where I live. we buy land 50k and under in Columbus Ohio. keep land at less than 10% of after built value.

So if I understand this correctly, by qualifying to extend the 5 year rule to 10 yrs, $250k if single or $500k if married of proceeds from this sale would be exempt from capital gains? 

Insurance is now a big factor in the expenses of investment properties, even here in Reno, NV there are areas that have had large increases for single and multifamily properties.

2) I have on single family home (rents for $2100/month) that needs a PM. 

Check out this recent thread on LLC’s, it’s pretty eye-opening that of all the very experienced investors on here, with centuries of investing experience combined, the consensus was that LLC’s are not needed for most investors:  https://www.biggerpockets.com/forums/926/ Of course gurus will tell you that you need one before you even have a single property, because it makes them sound smart.

I have a couple of single family homes in Cincinnati, but most of my portfolio is in Columbus.

What type of property do you plan to purchase(Single, multi, commercial, etc) and where do you plan to buy it?