Not sure if interesting, but my buddy just launched a tool to help find off market properties across the US based on tax delinquencies, probate, pre-foreclosures...etc. the moment the information gets published from the municipalities so you're the first call/email the owner receives.Happy to connect you to him if interesting!

I can prepare a tax return but I hire an accountant because they are experts.

A break-even duplex in CA has the potential to have high cash flow in just a few years due to the following 1) low prop taxes increase of 2%/yr 2) low turnover due to rent caps 3) 7-10%/yr rent increases 4) better tax shieldingThe real question is whether you’ve underwritten the duplex correctly.

I prefer to be the GP and control the assets with my post tax dollars since it's my field of expertise vs becoming a private money lender with preferred returns but no control on performance. 

I've been talking with my accountant to try to figure out tax implications or deferring taxes through a 1031.

Transfer taxes in PA are no fun.

Do I still have time to start an exchange with a qualified intermediary or am I better off just paying the taxes?

I would love to hear from those out there who self filed their taxes for their new REI LLCs in the first year without any investment properties/deals yet.

Title companies would do these types of deals.The ones that may not be insurable are the ones that were sold at tax deed sale, that you would need to first talk to a title company about.

Can I use that on my taxes?