I’ve done one 1031 exchange in 25 years, I own every other investment property I’ve purchase in 25 years.

The dollar-peso exchange rate benefited us with respect to fees, so we have some extra class A shares we can use as collateral. 

This is one of the biggest reasons I don't invest in the stock market - when you buy a stock or SPY, you are speculating.  

Securities and Exchange Commission (SEC):- https://www.sec.gov/complaint/select.shtml3.

I bring a furnace filter to exchange. 

I have looked at over 100+ houses and OPM is for using less of my money right now and keeping that into the stock market which gains a more lucrative return on average.

Not one dime went to overhead in our Charity each person and their discipline donated their time and money to the Mission.We then went about raising the 200k ( which was much tougher than what I thought) I spent 2.5 years on BP giving advice on PM's in exchange for donations.

David Ramsey talks about stocks, mutual funds, etc.. whereas I made my money by being an active investor in real estate.

Transferring a 1031 exchange property into an LLC shortly after purchase typically won’t trigger immediate tax consequences for your wife if the LLC is a disregarded entity, as you file jointly.This post does not create a CPA-Client relationship.

Problem is only "RE pros" get to do it.There are 3 income classifications in the US - Active, Portfolio, and PassiveActive income is income derived from your job, or normal trade or business.Portfolio income is derived from bank instruments - stocks, bonds, etc.Passive income is income earned from investments.Active losses can wipe out both passive and portfolio income, but it doesn't work the other way around.Portfolio (capital) losses are limited to $3,000 annually.Passive losses can only be offset by passive gains.Real estate rental income by its nature is deemed passive per IRC Sec 469One way to get around it is to become a pro - spend more than 750 hours or 1/2 your time in real estate.But most folks aren't real estate pros.