Hey, Matt - thanks for creating this discussion.

Failure to meet material participation rules will limit rental losses to offsetting passive income or carrying forward.This post does not create a CPA-Client relationship.

Instead of buying at today’s inflated prices, I develop from the ground up, creating built-in equity and higher cash flow from Day 1.If you’re open to new construction, Columbus has great zoning options and strong rental demand.

Once you're ready, create a goal (e.g., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

When will the government wonks realize it is hard to force the free market to solve a problem they helped create?

The thoughts that are running through my mind being this close is creating a nightmare in my mind that needs to be calmed.   

But this strategy CREATES EXTRA MONEY THROUGH INTEREST SAVINGS.You are saving interest if your HELOC interest is lower than your mortgage interest.

This will create a huge mess.

No but you could create an excel macro to do multiple properties at once - also the numbers that someone provides to me I take with a grain of salt anyways.