So much so that I'll bet if you ran a scenario and compared cost of incurring full tax on your sale vs savings from pay off of debt that you're almost a wash.The only counter point would be that our government has such a rich history of rewarding bad behavior when done by large groups of voting constituents that it would be a crying shame for you to be responsible and pay off your debt only to have the govt institute a large scale forgiveness policy.   

If I can show her that my system works on smaller deals, She can be more comfortable as I scale up.

If you are truly in scaling mode and really looking to build a portfolio, I would sync up with a reputable PM company sooner rather than later. 

II want to scale rather than buying SFH by purchasing mobile home parks.

Terry I'm not sure for Las Vegas specifically, but 4-plex probably edge out SFH due to slightly higher overall return and better ability to scale your business.

The trade off of course is tax free vs. tax deferred.I'd hold up those potential disallowed expenses against the tax that is eliminated with a 121 sale.If you're a high earning individual then the extra write offs of expenses and depreciation might tip the scales to investment/1031. 

I could have probably scaled much faster with creative financing (I read about it all the time) and making the leap to real estate full time sooner, but that wasn’t the path I wanted.

Lots of duplexes here that can achieve the 1% rule, however a roof (and all other capex/economies of scale) per 2 units instead of 4 may cut into overall profit later down the line. 

I'm considering a flip in 90210, will take 4-6 months, and liquidated damages after 8 months (unless out of my control):-Purchased @ $2.1M-Construction ~ $600k-ARV $4.5 - 5MConsiderations:My compensation: $600k at close of escrow (in addition to my const funds).Possibly performance bonus scale, if sales price goes above $4.5M.

Is there a way folks have scaled without bringing on outside partners?