MA is expensive, but I'd recommend checking out rental properties in New Hampshire and inland Maine. 

I concur, and have the benefit of living in this exciting market place!  

And having a license would benefit me in that case, cause if i sandwich, any transactions done represent myself and not the seller but I'm still protected if people get sue happy. 

It's not a problem with the concept of building a 2-4 unit property, the issue is all about the large capitalized expense costs vs. benefits.

@Justin YoungThe benefit of doing a 1031 exchange is that you will not have to pay taxes on any capital gains you make from the sold property.

This is my main problem with most unlicensed brokers.

But I just don't know enough about the op or the market or local lenders to make a recommendation.I see stuff like this and don't know what to think:http://www.loopnet.com/Listing/19685618/1611-Steve...http://www.loopnet.com/Listing/19851952/6606-Lockw...I would think that @Stephen Gantz would benefit from posting an address, neighborhood, or at least a zip code here to let some of the experienced locals chime in.  

I believe this is what brought the cost down and the ability to do some mainly superficial work and clean, clean & clean!

Granted my experience is mainly for Texas but should be applicable. 

Looking for advise to set it up properly to maximize tax benefits.