I'm thinking about doing (my first) 1031 exchange into a 4-6 unit property.

With the sale of the house and property taxes, I think the timing of the sale and notices being sent could have been the problem.

Also i think i can ask for higher rent in that case. how much higher? 

If you stay/buy in the expensive/deed restricted area, you know you're going to have some challenges...you might become "house rich and cash poor"....Just something to think about.Let us know what you decide to do, and how it turns out. 

It's ok if you don't, since you're still fairly early on - but something to think about. 

Just something to think about.

However, I usually recommend adding a third entity to the structure, a so-called management entity ("Management Co"), an entity I think is often overlooked amongst investors. 

The floor guy suggested me using luxury vinyl (I think also called SPC) for all these areas. 

Just keep in mind that what you think is unacceptable is irrelevant: it’s a question of what your jurisdiction allows.

IRS will think you are just pocketing the money and you will get an audit.IRS Audits aren't random.