This defers capital gains and depreciation recapture taxes on the sale of your fourplex.After converting it into your primary residence, you may qualify for the primary residence capital gains exclusion ($250K single/$500K married), but only for appreciation after the conversion; gains from the rental period remain taxable.

I'm going to exclude my personal residence from this because I don't view this as an investment, I need a place to live.Excluding my primary residence my current breakdown is 47% real estate 53% stocks/cash. 

Interest rates and cap rates change, competition changes, your PM ends up being horrible, lots of variables.Just to throw you a monkey wrench, in your killer spreadsheet does it include the credit score, income, and employer of every resident? 

It might make the most sense to just sell your primary residence and use it as 40% to 50% down payment on your future home. 

Residency StatusWhile stationed in Germany, you qualify as a resident, which makes securing a mortgage easier.Even if you're not a resident, many German banks will lend to non-German citizens who can demonstrate financial stability.2.

Quote from @Rory Darcy: Hi guys my name is rory, pretty new to this im an out of state investor residing in new york, looking to invest in wisconsin and illinois, currently looking to build my portfolio around multi family duplexes or single family residencies, would be great to connect with like minded investors or agents who can lend a hand.Rookie investors should not invest out of state.

I am pretty sure you can not do a 1031 and use the proceeds to do anything to a primary residence.

The rates vary throughout the State because of the different millage rates and tax districts, but in Richland County for instance, the taxes essentially triple once it goes from legal resident to non legal residence. 

With your primary residence, things can be pretty straight forward in terms of splitting mortgage interest, real estate taxes etc. on your returns.If you go into a rental property, there are a lot of considerations to think about.

Looking to find duplex or something along those lines to reside in and then eventually move upward.