Cost Seg and 1031 Exchange tend to go in hand-in-hand.This is a forum for "can do" winners, not for "can't do" losers.

If you need life insurance to protect your loved ones now because they are financially depend on you and you are the bread-winner in the family - buy inexpensive term life insurance policy.

Looks like this is our winner: less interest and no need to ding the credit if you can save this much monthly.

You can find winners in both areas.

if they don't know how to handle it they will end up exactly like those lotto winners that lose it all.

As I said, I'd go for an Austin, Nashville, Boise, etc that have indications they may future big appreciation areas vs the last couple decades biggest winners.