The single biggest advantage of selling your homestead is that you can take all the Cap gain tax free if you have lived in the home as your homestead for 2 of the last 5 years. 

The intent of 1031 was not to let passive investors get out of taxes. 

The seller may not want to do this, as many of these guys are benefiting from the tax deferral which comes with NOT moving title over.

Sometimes hard to find this happy medium in rate sheets, though.Another consideration would be taxes - points are typically treated as interest, so if your tax obligations are high this year vs being higher in the future, then this could also impact buying down now vs paying a little more in interest in future years. 

If you're using Zillow or the tax district or almost any public facing website, I always question how good the comps are.   

(This is what we do, no upkeep,  and we love the 10% down, plus cash flow, principal deduction and tax write offs) Some of our investors use their SDIRA or 401(k) or pension to do this.4.

I've done it at times, sometimes 6 figures, but always do it so that there's no tax burden on my recipient.

In doing so, bear in mind that the cost and admin of a corporation is higher and that the tax treatment is different:1.

@Jeanette LandI always recommend using a tax professional.

$60k profit pre-tax.