Because you have not held the property for very long and because you have a history of flipping houses your 1031 will be suspect from the beginning if you're ever audited.  1031s are available for property that you purchased with the intent of holding for productive use.  

Hi @Rian Greenberg, if you’re an accredited investor there is an investment product called a DST (Delaware Statutory Trust) that might be beneficial for you to learn about if you decide to perform a 1031 exchange.DSTs eliminate the day-to-day hassles of property management, allowing for more free time to do the things that are more important.

Do not waste your time and keep the bulk of your work income productive.  

I have purchased 40+ properties using it ... great product and great price in my opinion!

Love your product, by the way!

Be smart and protect yourself, screen your tenants thoroughly and provide a quality product and I doubt you will need an attorney anytime soon.

Any other products you would talk about on this site - private money, hard money, etc, are going to carry the same higher costs.

Do what you can to keep you income productive.  

Grannies that are living in Hyde Park or some other older area of the city with a mortgage free house and can't pay their taxes need to talk to a mortgage broker about a product called reverse mortgage and get paid money for living there.

There are many benefits to using this loan and we will list those below- however please keep in mind that a licensed mortgage originator should do a full analysis to see which renovation product is right for you and your family.Here are some highlights of the Fannie Mae Homestyle Renovation Mortgage: Perform almost any type of improvement or repair including luxury itemsImprovements and repairs can go up to 50% of the after improved valuePrimary residences, second homes and investment propertiesOne- to four-unit homes, condominiums, and PUDS30 year fixed rate mortgagesAs little as 5% downNo mortgage insurance for loans with 20% equityReduced mortgage insurance for loans with less than 20% equity versus a 203kAdditions and second levelsSwimming poolExterior spa or saunaBuilt in BBQ island and outdoor kitchenBuilt in outdoor fireplaceTennis courtsGeneratorand really anything else you can think of!