First time poster—and recognize that I'm coming at this from a different angle. 

Likewise with anything listed publicly -- if it's an amazing deal, you can bet someone else has recognized that as well, and it will be bid up to the point where it's no longer an amazing deal.That said, if you find the deal yourself and nobody else knows about it, it's quite possible that it could be an amazing deal!

Has anyone mentioned that the Federal Government does not recognize single member LLCs and they actually give you much less protection that you think? 

Recognize the demand for multi-family units, rental prices, vacancy rates, and property values as of right now.

@Mark Cotter I am a firm believer that San Diego is one of the best markets to invest and even though the data would confirm what I am saying for the past half century or so, I still recognize I am biased as I am a local investor with single family and multifamily properties locally and of course am in brokerage also.  

If it needs a complete renovation $75-$100k in DC will not get you far.Also recognize how tenant friendly DC is and make sure to take that into account.

It's crucial to understand the state-specific regulations regarding like-kind exchanges, as some states may not recognize or fully conform to the federal provisions.

Quote from @Jami Lynn:  If the seller is one of the "recognized" "minorities" (that's who've we always had problems with later) we insist they bring along a family member or best friend "to help celebrate" (be a witness) and we get them on video too of course.

Some jurisdiction recognize this and allow large number of ADUs which compounds the NIMBY against ADUs.

They are nationally recognized and should be able to give you guidance.EDIT - I put in a call to them and waiting for a call back so I can get you to the right person on their team for help if you decide to go that way.