Bailey, Did you decide on where to go after Stessa?

This allows you to use all of the tax and deferred depreciation recapture to purchase the larger MF propertyA consolidation exchange is where you sell multiple investment properties to purchase a larger and nicer investment property, but you also get the benefit of using all of the tax you would have had to pay to your advantage.

The fees they tack on AFTER you invest hindreds of thousands of dollars is just nuts!

I'm looking for referrals for a custodian, tax attorney, and a CPA to set one up and advise me.

Are they going to be able to buy your proudly done flip.3) If you misjudge the market, do you know when to dump it.4) Can you put a spreadsheet together on your purchase costs, carrying costs, rehab costs, closing costs, selling costs, tax costs, contractors that don't show and delay your project etc. etc. etc.5) Is the return worth the risk.

After 25 years I felt that I really knew what I was doing.  

Almost every REMIC is in violation of it's tax status.

This is tax free. 

That's 50k a year gone and you are losing tax write-offs and equity potential.

Have any idea about Gift tax in NY?