Not to mention we both work extremely hard and want some of that gratification back on a nice apartment to come home to. 

I wanted to openly share a problem I am having and have yet to really fully over come it although I have been able to address and tackle some of the pitfalls I am encountering.I am renovating a downstairs space to create an apartment.I will need anywhere between 8-11k to complete. depending on how much work i do myself and what level of appliances and cabinetry I choose.So far after one year I have only done the electrical. demo. sheetrock and plumbing the plumbing was pretty extensive as an ejector pump had to be installed and the pipe routed over 16 feet across the attic space above the ceiling. a washer dryer connection was made and plumbing for refrigerator sink and bathroom were all completed.I am still so far away  doors, both exterior and intererior. flooring. cabinets. appliances. paint. bathroom remodeling.currently I do not have a lot of cash flow because I purchased a Bmw. and the note is eating into my operation budget.I should have waited (that is the deferred Gratification piece)also the occasional hiccup has caused grief like a tree that had grown around my outside water meter. and had to be removed only to have a hot water heater fail the next month. followed by property taxesso it has been five months since I have done anything in the apartment.I can probably manage to put 1000 per month consistently toward this project.It will take sacrifice and not too much personal pleasure indulgences.This would have been the first month I was going to start the doorsbut I started teaching bass guitar so bought a bass then another then another in a five day period. 

There have been studies done that show that 1031 exchanges promote economic growth, but proponents of the elimination wish to ignore that in favor of the immediate gratification for of a tax increase. 

Also, my personality suggests instant gratification... so I avoid long projects, foreclosures, and short sales.

I am of the instant-gratification generation, I want what I want when I want it!

I just got informed by someone that there was a sexual assault that happened in my rental house several days ago.

Frankly, race, color, family status, sexual orientation, etc. don't matter to me.

Self directed IRA's are an area where generic one-size-fits-all approaches simply do not apply.In the internet age, we all want instant gratification.  

Rental is on a 15 year loan rented with 1 year lease at the PITI payment $1500 (delayed gratification 10 years left) So no cash flow other than personal items sold with rent for $1-200 a month over the next year then rental increase to net $100 a month at first.

It's a tedious process, and certainly not one for instant gratification.