With that said, sometimes sellers just want to get out of the property and are turned off by subject to deals.I would try to explain the process to him and see if he bites, playing around with favorable terms such as any DP requirement or loan duration?

I would of course check with your CPA and Attorney's but to my knowledge, a 1031 cannot be used to purchase a primary residence.I have helped numerous clients in your exact situation where the question of whether to sell or keep, or flip comes into play, and it typically comes down to where is your money going the furthest! 

I've been playing with the BP calcs and I'd like to get your critique. can you send some thoughts?

Honestly it doesn't really come into play in this hot market.

This is one of many hurdles to overcome and not all lots are favorable for SB9, but may be for an ADU play instead.

I know purchasing through a turnkey provider it might be more of a break even play based on year 1 rents.

My point is it almost seems like the better play is to bight the bullet, buy the house or multifamily in the better, more expensive desirable areas  ( appreciation markets )if you can afford it.

Appreciation might be a play if you can get one.

If you want to play God or Govt, go right ahead, you just are going to have an uphill battle on your hands.

So let me play the skeptical role again.1.