The San Angelo Real Estate Market is peculiar and I'm not sure if they offered the 85% LTV as a result in a recent yet likely temporary dip in property values, property value growth potential, or, to trap me in a loan so that I can't refinance into something cheaper haha, at least in the short term.

Also, don't fall into the trap of overpaying for your next deal just to take advantage of the 1031. 

No, it is not for everybody.I would strongly suggest that unless you legitimately have an interest or skill that you intend to pursue as self-employment, with all of the potential trappings of licensing, tax filings, etc. that go along with that, then you should stick with the IRA LLC.  

If the taxpayer fails to materially participate in the combined activity, all of the rental activities will remain passive.A detailed discussion of each step follows, highlighting traps for the unwary and planning opportunities, as illustrated by case law and IRS rulings.

I have no clue without knowing what kind of liquid cash you have on hand now versus the equity trapped in your properties you want to sell for 1031 purposes.You mentioned that you are a full time investor.

A real trap for the unwary.

One way some of these Patel's have managed to escape this self management trap to scale the way they did was to replace them selves with a "manager" (often another Patel lol) who was willing to run it the same way for a share.

You can also install a lint trap on the exhaust that allows you to catch the extra lint. 

@Joe AuYou probably do not have the option of a self-directed Solo 401k or IRA.When you are actively employed by a company and participating in their 401k plan, your funds are typically trapped in that plan.  

There are more pitfalls, and traps in real estate then I have seen in any other business then I have been involved.