I have two single family homes I bought at retail for primary residences that are now rentals...even with self managing they are not contributing to my net income as something inevitably comes up that eats into the CAPEX fund.

One day in Lemoore, we asked for name of a good place to eat, they said go out to the highway turn right and its the second building on the left.

There is a very large area that is quite muddy with very noticeable green grass (growing like on a refilled swimming pool, see 2nd image).

Not only that, but I cringe every time I see really green people talking about "putting deals together" and starting syndications - there are a TON of moving parts in large commercial deals, and even more competition from experienced investors and firms.

I highlight green for under, red for over.

So that would get the fee down to approximately $42k......I know, still a big number :) Then I would pay any back taxes the seller had, which would further eat into the profit, and all this is assuming a $260k sales price. 

I knew I took a risk providing the money for the gas deposit, and was willing to eat the cost to know that they had a warm house.About a year later, I get a phone call from this tenant.

I am going to treat all the units and eat the cost.One additional question:I have received a recommendation to just have all the leases written to say that the tenant is responsible for all pest control costs.

The people that were living there has not been there for maybe 6 months and there is a big Green trash dumpster there.

You can't exchange into something you already own and you can't exchange into construction on real estate you already own without a different approach.In a reverse exchange the qualified intermediary forms a holding entity called the EAT (exchange accommodating title holder).