I went from buying multiple properties per year to doing nothing 2022. 

However, you can likely sell all the properties in the required timeline to do the 1031k, although that will take some effort/cooperation between multiple buyers/brokers, considering the separate markets.  

When you go to sell, Montvale requires a certificate of occupancy so this issue has to be resolved in advance of a sale.Although I am not a lender, I assume you will not be approved for an owner-occupied mortgage on 5-units if it is a legal 4-unit without some type of mortgage fraud whether in reported rents, units, or another legal document or representation (very very large issue from a legal perspective with multiple arrests in the last year for anyone playing fast and loose).As far as the DCA, I would recommend coordinating your work with the city with the DCA.

When investing in real estate, having multiple exit strategies is key.For a single investment property, make sure the numbers work for both scenarios: 1️) If you decide to sell the home, the deal should produce a solid return. 2️) If you need to rent it out, the rental income should cover expenses and provide a profit.Flexibility is what saves you when things don’t turn out as planned.

When used correctly a HELOC allows you to do multiple deals over and over again.

@Na Connolly, talk to an eldercare lawyer there are likely multiple issues to consider here.

I am sure there are people who did it, even on this forum I saw posts by multiple users who claimed that they were successful doing this method.

Case in point, just today BAM announced the sale of an asset. 17.4% IRR and a 2.63 Equity Multiple to investors.

If done right, a well purchased flip will have multiple exits.

I also have multiple streams of income and the ability to reduce my expenses sharply if needed to payoff a major unexpected expense.