It makes sense in places where it has temperature extremes.

.- now if it's structured as DST, there's min. 10% load, lets say it hits the return by about 2%, now the real actual return to investor at 100% occupancy is about 4%- If the  property has tenancy issue like today, where tenancy dropped below 80%, the DSCR could be near 1.0 which means no distribution.Been thinking about this for a while, I think what makes sense for DST is either MHP or industrial NNN.

JP Ruiz: Knows more about 401ks than anyone I’ve ever met…crazy smart, articulate, highly inappropriate sense of humor.

Advice is for you to do this for another 5+ yrs to go through some real ups and downs to get a better sense of realized cash flows (net turnovers, evictions, capital events, etc). 

He said to many students and I read texts he wrote to one guy on a video, you have no grit, no business sense and on.

It makes no sense.

So to save 15% capital gain minus qualified intermediary cost does it make sense to do 1031 exchange in selling the old one and do 1031 exchange?

Although whichever option you go with make sure you're also thinking about the long-term property value and what makes the most sense vs trying different angles now that negatively impact future resale/property values down the line. 

However I have done them in multiple States including Pennsylvania and South Carolina, and what I can say is that it is a tool in your tool belt. when you come across a deal that makes sense to make this type of offer you can do it. the laws in your state make it difficult for you to do these types of deals I suggest either don't do them or pick a virtual market in which you can do these types of deals.

I had a similar mindset and started...in the sense I bought house hacks in areas whereI wanted to live and worried a little less about the dollars and sense and just made sure it worked for me!