Here is my planuse remaining 1031 exch money for unit #1 ( need full price to satisfy the total 1031 exch minimum)Get a 30% price cut on the other 2 unitsGet hard money loan 18mo for 100% purchase of the 2 units. 

Whats up BP, I wanted to simply reach out and introduce myself to all bp members in the Northern VA Market.

Though I want to end there and would love to start there with no toilets, tenants, or trash, I didn't see a viable path without cutting my teeth on smaller ventures.

They are simply asking if $830 is your highest, and letting you know you'll probably have to go to $850k. 

When rent renewals came up, I simply add water as part of their rent.

Do not try to cut any corners. 

The other factor is simply what is allowed based on parking requirements.

I would argue that if a investor puts a deed in a land trust, he is simply taking advantage of the law not committing a fraud. 

NOOOO that still does not cut it. the LLC needs the license and bond as well. its not like being a GC.. which is my next move.. so this is very much state specific..  

If you sell one property that was your primary residence and you either rented part of that one structure out or you moved out and then converted it to rental for a bit then you would simply sell the entirety and take the full 121 exemption as boot and then then 1031 the rest.