However, if you know exactly what you want to bid on and have done your research, then you can get some great liens and good rates at an "in-person" live auction because there are less participants than an online auction.

Presumably the buyer is less sophisticated than an investor that goes through the entire process on their own, but nonetheless, the old adage "caveat emptor" applies.

Also a good point that if i do not end up doing an owner-occupied investment, i need to consider that ill be making frequent trips to the property.To clarify the rents i stated, i was trying to lay out the situation where the rent for the owner-occupied unit in the bronx ended up being able to collect more rent than an apartment in manahttan.

REAL ESTATEReal estate is more of a business than an investment.

Costs are typically more than an owner occupied home for the additional forms.

This is far from an exhaustive analysis into the mechanics of 1031 exchanges, but the high level thinking may be helpful to those looking to understand one of many dynamics impacting the current buying landscape.

However, a mobile home on leased space in a park, there are some key differences than an SFR. 

So a normal home buyer (who will pay more for your property than an investor) will very likely want the tenants out prior to buying the property.It's best to just notify the tenants that you want to sell the property and giving them the proper notice (usually 60 days, but can be 30 to 90 days depending on how long the tenants have lived there and if they get any state-funded assistance like Section 8). 

It was probably mildew anyway.And make sure tenants are using the exhaust fan in the bathroom -- even my college-educated sister-in-law thought the main purpose was for smells (so didn't use it for the shower), but the MAIN purpose of a bathroom fan is to remove moisture!

otherwise I would exhaust your good financing opportunities as sole proprietor and then open the LLC for additional deals.