If I can't find one though, I could always go the route that's been suggested and take out a private loan from someone with an SDRA, and use it on a house flip.You're right though, it's definitely difficult to achieve and would take me doing some homework, but it's possible!

I recommend you stay off the calculators until you understand the basic math using pencil and paper.  

However, if your return on cash is decreasing as you add homes then the math gets a little more complicated.  

Do the math, and that $400k property this year is theoretically worth $508k the next.

Of course, this might change after 5,10, or 15 years after the debt has been paid down and more of your payment goes to principle instead of interest.But, it seems to me (and this is not backed up by math, just a feeling) that the best use of 1031 is to sell after 7-10 years anyways.  

Make sure that your math is correct, speak to them on the phone first otherwise your reputation will be shot. 

Luckily, I own a General Contracting Company in Cal, but after doing the math I was still going lose by bringing my crews out to Vegas for a 3 weeks.

However I priced the house without the flooring and offered it as an AS IS property so the quick math is ARV ($262.5k avg - Selling Price - Assignment Fee - Repairs - Holding/Closing = $51.5k profit. 

I recommend meeting them face to face, getting referrals and doing your homework before selecting one to work with.

For those who do itemize, here's how the math works: Let's say you have a $500,000 30-year-fixed mortgage at 4.5 percent, and you're in the 33 percent tax bracket.