A 1031 exchange would use all of the tax in the purchase of your next property.

You do want to order early in the sale before items start going out of stock. 

i work full time too, so i can only do one big project at a time, and can only make about 1 offer every 1-2 months.my stock answer to anyone is to invest where they live - and for expensive metros that includes 1-2 hours out. 

While flips don’t usually qualify for 1031 exchanges, holding a property as a rental first might open this option.

I understand that rents will go up over time and my mortgage payment will pay down the principal, but it seems like investing the $1.43mil into rental properties and/or a low fee US stock market fund may work out better for me. 

My point being, having a reliable team here is a must.Dialing in on what class neighborhood and what kind of property you want is as key as your metrics, especially given that much of our housing stock is ~125 years old --- at least in the city.

At the risk of taking flak here, I'm going to say I've seen a lot of super cute stock tank pools that are low-cost options. 

AND THEY CAN SCREAM EASY AT THE TOP OF THEIR LUNGS IF THEY WANT.BUT GO AND CONVINCE YOUR NEAREST RELATIVE TO SELL THEIR LARGEST ASSET WITH YOU AT ONLY A 5% MARK UP AND YOU HAVE NO IDEA HOW REAL ESTATE EXCHANGES WORK. 

One size does not fit all and I wouldn't take much stock in any advice stating that housing assistance tenants are better or worse as a whole. 

Quote from @Mel Kirchhoff:Some specific questions I have:• Should it stay fully stocked like an Airbnb (plates, utensils, towels, etc.), or pared down?