Although there is no published IRS statistics on this matter, our own data supports this.

Feel free to send me a direct message.The Real Estate Center at Texas A&M publishes a fantastic Texas Landlord and Tenant's Guide that was invaluable to me when I first became a landlord five years ago.

I would say sell all you got and get a multi-family, though your timing of the 1031 exchange will make is tough, you have 45 days from the date of sale to identify a property to buy, and if you have two that your selling, and one that you are buying, that 45 days goes faster than what you would think....I think that your 1031 timing would be the toughest aspect of this, to such a point that I would suggest you calculate the basis of your two properties and make a stab of the taxes you would have to pay, considering that the cap gains taxes are only payable on your 1040, you could sell your places next month, pocket the $330K and you will not have a tax bill to pay until April 2018... by then your multifamily would already be making you money.

Unfortunately, a lot of people/companies make a lot of money this way in lending and teaching.That is the exact reason why we limit our upfront fees to $250 payable at the property inspection.

Many will tell you that it is extremely rare for a bank to call a loan due and payable in these circumstances, which may be true, but doesn't make it right, and leaves you exposed to contingent liabilities.

all foreclosures must be published in the paper of general circulation in the county the property is in..

Cheryl Nance, Dearborn Publishing.

Would love to touchbase with you to see if I can utilize my free time in any way useful - yet to get familiarized with this site - can we publish email ids to take it offline?

Estimated Closing Costs Items Payable in Connection with Loan - This Application Fees: $570.00 Processing Fees: $995.00 Appraisal Operating & Income $75.00 Appraisal Comparable Rent $75.00 Title Charges - Settlement or Closing Fee $150.00 Closing Fee $950.00 Owner’s Title Insurance $172.80 Lender’s Title Insurance $187.20 Government Recording and Transfer Charges - Recording Fees $200.00 Transfer Taxes $1,080.00 Additional Settlement Charges - Survey $275.00 Pest Inspection $75.00 Real Estate Admin Fee $295.00 --- Estimated Total Closing Costs --- $5,100.00 - - Estimated Reserves / Prepaid Costs Items Required by Lender to be Paid in Advance - Daily Interest 15 Days @ $7.60 $114.00 Hazard Insurance Premium $720.00 Reserves Deposited with Lender - Hazard Insurance premium 3 Months @ $60.00 $180.00 Property Tax 15 Months @ $138.45 $2,076.75 --- Total Estimated Reserve/Prepaid Costs --- $3,090.75

The only charge that was payable in advance would be an appraisal fee, and that's pretty much required by ALL lenders, and only after agreement on the terms, etc.