it must depend on your market.

In order to defer all tax in a 1031 you must purchase at least as much as you sell and you must use all of the proceeds. 

You must MUST talk with a CPA.

She stated that she screwed up, and is terribly sorry, and not sure how this happened or how it was not caught by anyone....but that the loan product (Freddie Mac home possible) that they are using...went through everyone, passed underwriting, and then was selected for quality control and was noted that one of the home possible policies stipulates that: Ownership of other residential property The Borrower must not have an ownership interest in any other residential property as of the Note Date, or the Effective Date of Permanent Financing for Construction Conversion and Renovation Mortgages, except as stated below.

Given the rehab cost itself can be deducted must faster than the 27.5 years convention, if I pay the rehab cost through the loan, how long can I deduct loan interest?

They begin to justify that it must be worth it if they are charging this much money. 25K is a lot of money to put up and that could be a down payment for a property, which will be the real schooling you need.

Unless they're suggesting that anyone who lists must be the actual owner of the property?  

What about if I visit properties for research or use any of the other mentioned strategies, do I first need to buy a company / create an entity?

If you are interested, there should be a STL meet-up in the next week, look for it in the events section.I feel like everyone who is here has at one point met the realization that, "There must be a better way.," and your post resonates with that. 

I like being able to visit my properties at least weekly, even with having a property manager.