For example, a mile south of one house I could buy the identical house across the county line for 100k less (maybe even less) but the rent will also be less because no one wants that school district. 

The positive to this is that, if the deal goes South, it's an equity relationship where the losses are on the investor and they can't come back against you unless you were grossly negligent or committing fraud of some sort.

Most hard money lenders when reviewing tax returns they just want to review for fraud.

Multiple people complain about fraud....

Now assume at the end of 5 years, the DST sells out for a net $25M1) My Exchange sales price is $250K.2) My Exchange Mortgage is still $100K 3) My Basis is down to ~$130KAs I do another 1031 into another DST that is identical to that described above:1) I invest all $250K for a 0.125% share.

facebook is full of fake lenders.. .just like fake news.. last place on earth I would do business in real estate is facebook but that's just me.. at least in the lending end of it.. bottom line is these guys that advertise loans at these rates that are less than gov mit backed loans today are just frauds  plane and simple.. and no private lender advertise's the second you do your a HML and in the business.. don't fall for any of this Alex..HML  just look at the bigger companies in your area that have nice websites and brick and motor and pick one they are for real.

We are in almost an identical situation in the Seattle area and have a year to sell before we have to start paying capital gains on our rental.

Here are the facts -- I would love to know what you think about this one:PROPERTY:15 units in three identical buildings, all 2/1, vacant. 14 units need light rehab (less than 5K each), and one unit had a fire in it (needs estimated 25K rehab).

@Brad Chatrou It depends on the property and the professional doing the title search... and as @Wayne Brooks pointed out, sometimes you need to rely on third parties such as the government (ugh) to provide information.If the property hasn't changed hands much and the parcel being sold is the identical piece of land that it was 100 years ago, things are fairly straightforward.

I have no doubt you were misled by some FRAUD AND SCAMMER with BS escape clauses.