Both myself and my father have living trusts with our respective families and children.  

In some respects, it is probably safer than S&P 500 stocks and riskier in other respects.    

Residents definitely respect an owner who's out there with their sleeves rolled up fixing things, landscaping, making their living space nicer and not just collecting rent while letting the property fall into disrepair while piles of trash collect along the fence line (like many absentee landlords do).

I would love to (respectfully) approach the owners to see if they would be interested in selling.

If seller agrees to the offer, at this point, both buyer and seller sign a Purchase/Sale Contract outlining the offer which then goes to each party's respective attorney for the "Attorney Review Period".

If you also run a smooth transaction and close in a respectable time without causing a lot of drama, they will absolutely remember you and eventually will start sending you deals and say "hey, you want this note for $20k".You are far better off having a handful of sellers that you buy from periodically then a large list of sellers you never buy from. 

I am not asking for something for nothing and am respectful of people's time. 

Good clients respect your time and the value you provide.

Both you and the witness document the time of your arrival, the results, and your departure time; be sure you wear gloves and masks so you can demonstrate your respect of her. 

Here's the situation:Current Portfolio:4 Properties Total2 SFHs in Washington, DC, each worth about $530K (with loans of $180K and $200K, respectively)2 SFHs in Baltimore, MD, one worth about $150K and the other worth about $180K (no mortgages)Proposed Strategy:1) Sell both SFHs in Baltimore using standard method2) Use the proceeds to pay off as much of the DC mortgages as possible (for sake of the example, ~$280K, so likely all of one and a good chunk of the other)3) Use the paid off house in DC (~$530K in equity) as a down payment for a 1031 exchange to trade up to a multi-family propertySo, my main questions are:1) Would this strategy even technically be possible?