If that sounds like you, I'd recommend starting with a more simplified purchase starting out - little to no repairs and no move.

As a Realtor who works with investors, the subject of "Comps" comes up...Rather than offer the experienced investors my opinion about their business, I simply try and simplify it for them by providing links to the common sites that can provide that information independently.Websites like www.eppraisal.com or www.findcompsnow.com are typical "go to" sites for a guesstimate of value.

This actually cuts the expense of and simplifies your 1031 since it can be treated as one exchange with one timeline.  

They're happy to carry my license for just the insurance cost, so that simplifies that end of things.

I always thought that wouldn't be worth the effort, but they claim a simplified process that only costs $500.

I'm curious as to why so few people use software to help simplify their lives.

I have been looking at getting into REO and this helps clarify/simplify the process.

This is a very complex topic, but I want to show one simplified example here:bought a house for $200kheld it as a rental for a few years and deducted $30k worth of depreciationsold the house for $260kyour capital gain is $90k, of which $60k is from appreciation of the property, and $30k is depreciation recaptureIf this house was sold by a retired couple who had no other taxable income for the year, they would still pay zero taxes on the sale!

Simplify."

John, the trust you mention certainly simplifies some of the issues surrounding how to structure a potential 1031 exchange.