If the zoning map was altered where all 2-4 units were now RT-4 then developers couldn't just tear them down to make SFH and building owners wouldn't need to fight the city to increase density. 

@David YoungRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Then stated couldn't fund to a partnership only an LLC or Corp.

Does that mean I have a parent LLC in Delaware, then create child LLC in states I would have my investment properties in? 

If you are buying loans then its more complex as you have discounts involved, monthly cash flows, outflows (like servicing costs) and unknown exit dates.

What a lot of people end up doing, and sadly I'm prone to this as well, is they spend way more time learning then they need to in order to get their first deal done.

Therefore, you don't need to use a 1031 exchange; you can take as long as you wish to find and then buy another property.The only exception is if there is debt on a property, in which case there will be some UBIT (Unrelated Business Income Tax) implications.

If you do attend the REI Expo then lets connect.

And there are some great multifamily operators out there and then there are others.

You then get the property rented Mar 1.