@Karen RittenhouseI have gained approx. 6 lists from various counties so far which shows the parcel number & amount due.

The point is, I know the area well and I'm already 1 or 2 degrees away from the most valuable players in the game here. 

Taxes are on gains .

Hey @Jaron Smith, I'm not an expert with HML as I'm still new to them so I would recommend a few things that I am doing myself to gain more education on the topic. 1.

Each one of them have a flashy websiteOne can invest in the Public REITS, but will not get much diversification from the stocks & bonds & presently have low yields.I understand the step up in basis for the heirs after we pass away, but at some time in the future(in old age) if we decide to not do 1031 Exchange anymore, I suppose we will have to pay the Cap Gain Taxes, only it will be a much larger sum as all the carried over proceeds will be taxed. 

Good contractors are valuable. 

I like to network and build valuable relationships with any performing buyers I come in contact with . 

But once the trend gains momentum and there are new restaurants opening up the positive dynamic in the housing market will increase.

has anyone worked with this company Triton holdings in atl, GA and if so how was your experience 

The other concern would be capital gains taxes.