You select an Accommodator BEFORE the purchase or replacement, because if you take delivery of the sales proceeds, you just killed the 1031. 

Resealing them isn't cheap and potholes can be hazards/lawsuits waiting to happen.

Doing two small one bed/baths really cheap for 15 (they are gutted) so as long as you make sure you're good with zoning then do it.

The best place to start is a nice cheap house so you can make your mistakes without wiping you out.

There are several reasons why I prefer a 30 year compared to lower amortized loans. 1) get a higher ROI2) lower mortgage payment every month3) higher cash flow 4) locked in at low interest rate5) option to pay down sooner6) money is very cheap right now.

In other states LLC's are dirt cheap to maintain and you can get away with having one LLC per property.

Pittsburgh REIA is a great place to meet people and is free for the first time (after that it is pretty cheap as well even if you pay per meeting).

Here are the details:Duplex purchased in August, 2015 for $155,000ishLived in one side of the duplex until September 2016Both sides rented for $1,200/mo ($600/each) when I first bought itBoth sides now rent for $1,800/mo ($1,000 for renovated side/$800 for other)Cash flows well for me (about $8,000/yr) and I have a very reliable, cheap property manager (good buddy of mine); total expenses are around $1,125/moHaven’t added up all the numbers, but estimated renovation costs were about $25,000Reasons I am considering selling:Live in Dallas - don't want to deal with property out of townInterest Rates rising (slightly afraid of a market dip): my property manager will be leaving College Station in 2 years (once he graduates) and I might have trouble selling the place at that time if market is in bad shape; don't want to pay 12% for a conventional manager to handle it, but I could do that if need beConsidering buying and building in Dallas 'M streets' area (for primary residence, not investment) - which will be quite expensive; we have savings, but if we had to pay cash for a distressed home or lot in the area, then that would be tough without this capitalLooking to sell for about $230,000, which would be about a $50,000 profit:  don’t want to pay taxes on the gains, but I am unsure of how to manage the situationCan’t live in it for another year (to get to 2 of 5 years primary residence)1031 exchange to personal residence seems tricky – I assume I would have to exchange for another investment property, establish it as such, and then convert it to my personal residence sometime down the road; also the timing on these things seems absurd (45 days/180 days) unless you have something totally lined up, which I guess is the pointAm I up the creek and I should just sell it and pay the taxes?

Is this cheap?

It ain't cheap, but worth its weight in gold when passing on a deal is not an option!