If you can a "partner" buy a property together as tenants in common then you are buying actual real estate and that would qualify.Syndication types that qualify for 1031 are those which you take title to actual property as a tenant in common (TIC) or you purchase a share of a Delaware Statutory Trust (dst) because the dst was specifically blessed by the IRS in 2004 to count as purchase of real estate itself.

I wrote an offer on two small multifamily properties in the last week and both had multiple competing offers.On the other hand, there is a wholesaler in town who had a single family home off market that I went to see with a client and the cul-de-sac looked like a parking lot because so many other investors were there.There are so many people going door to door and sending out letters that the local government has been sending out bulletins warning people to avoid wholesalers. 

I'm working on one 200 lot with a mile of pavement plus 2 cul-de-sacs and am designing another 60 to 80 lot depending on where we run the storm water.Clint

What are the benefits of starting an Nevada LLC vs Wyoming LLC vs Delaware LLC?

@David de LunaNot sure what the question is regarding “not getting stuck with the debt”.  

@David de Luna you can usually find the owner of the property on public records.  

I’m looking for a CPA in the Delaware area who specializes in long term and short term rentals.

@Craig Bellot I live in simsbury on the granby border and work in Mass. 15 minutes North of granby.

Right now I am working for my friends dads business and after a conversation with him he told me he is interested in purchasing commercial real estate across the border in Ohio due to cheaper prices and has around $500,000 - $5,000,000 to spend. 

We've started an LLC in Delaware, because we heard it was cheap (no lie, it is, and was easy), but I am wondering if we should keep the LLC there or would it just be easier (but more costly) to open one in CA where we plan to do our flips.