You don't need to use a title company and pay fees, you just need to proper paper work and quit claim deed.

I also added language to make it clear that any temperature adjustments should be reasonable, so it’s not left open for tenants to make claims.

It has since been replaced with a regular shingled roof because of the noise.

Maybe you could extend the closings with some additional earnest money (even if you release it) and buy the time so you can simply do a regular 1031 exchange.  

@Nadia Jones Starting and running a fund is a separate business because it's something that you need to actively market for and regularly work on attracting capital to invest in. 

It just shows up on your schedule e like a regular property.Other benefits are: limited liability/asset protection, reasonable minimum investment ($100k usually).Note that these do have risks just like any real estate and they are only available to accredited investors.

But for $1.6m there are 3 or 4 deals right now on the market that will buy you 30 to 60 units and not require anything more then regular maintenance and upkeep.

For a regular 1031 you will find a range of prices from 900 ish to 1500 ish for a complete exchange. 

This is due to bonus depreciation which allows taxpayers to deduct 100% of qualifying property costs in the first year, in addition to regular depreciation for new construction and improvement.

I wasn’t feeling good about anyone pursuing me to lend me money, but this cements even more why to stick with regular lenders when possible.