My current flip was bought from a wholesaler in a partnership with a builder friend of ours who has his own salaried framers, roofers, plumbers and electricians.  

Hey @Matt Agnew I would get a friend or someone who knows you to lend THEIR IRA money to YOUR IRA.

I partner with a rockstar contractor and a top level investor friendly agent and if we buy right and nail our numbers, there is plenty to split at the end.  

RISKSPrivate Letter Rulings There are three (3) Private Letter Rulings (“PLRs”) that address this 1031 Exchange structure, which are as follows: Private Letter Ruling Number 2014-08019Private Letter Ruling Number 2003-29021Private Letter Ruling Number 2002-51008PLRs can only be relied upon by the individual taxpayers that requested the PLRs.

This duplex will most simulate TWO INDIVIDUAL HOUSES.  

I have friends up there! 

Very unlikely unless you find a private lender/individual to do this as a one-off. 

Well, my therapist friends claim that the latter is not too far from reality. 4.

I'm up at Lake Tahoe in the basin and there are many CA investors that have been investing in Reno, NV because of the low taxes, landlord friendly, and only 30 minutes from Truckee.

Do you see friends?