It has actually been 15.5 months since I closed and I have yet to set foot inside my own home.The only update and potential good news is that we did have a productive meeting after court with the other attorney in hopes to settle this out of court. if i spend the $30k more needed to file the claim i need to, the opposition would have to put up a bond of at least $100k whcich would pay out to me when I won and I would!

Tenant-in-Common Interests (TIC) and Delaware Statutory Trusts (DST) are also considered real property for 1031 purposes.Examples of non-like-kind real property that cannot be exchanged under Section 1031 include primary residences, “flips,” stocks, bonds, notes, mortgages, cash, equipment, goodwill, inventory and interests in a partnership.It states single family homes used as rental, but doesn't speak of a timeline.

I was unfamiliar with the 2% rule so I did a little research and I felt like this article had some teeth to it.  

Whatever you decide, make sure the person has the proper licensing, bonds, insurance, etc.

Which I understand, but once your net worth is at a certain point I think it makes sense to stay diversified with stocks, bonds and real estate. 

That duplex is where we "cut our teeth" as the saying goes.

Rather I'm looking for someone who can take a look at my overall asset pool (across stocks, bonds, real estate etc.) and advise a scientific way of constructing a portfolio that I can then manage and review with her/him periodically.

However, for a fix and holder, who wants to build equity - I prefer return on equity as a measure I track (and roughly estimate for the long term) to compare to alternative investment like stocks/bond).

Honing in on b class properties also helps mitigate the risk, as in there will always be a need for this type of housing.The other factor is that the stock market is considered quite fragile, and bond rates are poor, so people are turning to other sources of income, further compressing cap rates & driving up demand for MF.

It doesn't look like a blade, it has an abrasive edge- no metal teeth.