This is often referred to as "Equity Exchanging" or "Equity Marketing," but it will not defer the taxes. 

he is probably thinking of doing a 1031 exchange to defer capital gains and depreciation recapture tax.  

Capital gains are deferred. 

You can invest through the IRA account and your gains are tax deferred. 

I have 5 properties, and i took advantage of banks putting me on deferred payments for 1 year due to pandemic.

Jeremy, I don't believe Texas requires you to do the final inspection with the tenant present but you should verify that.

It's the best of both worlds - some tax free and the rest tax deferred.

Check out millennial investor group facebook page in Minneapolis as we will have info on a presentation I am doing next week on a recent deal

Are you looking to hold long term and defer as much expenses as possible, wait for cap rate to compress further, wait for inflation to carry rent higher, and are you actually decently positioned CF wise?

My lease with the tenants will read that tenants must be present to let in repair companies if something did break.