I also have a good w-2, live below my means, no debt, and due to get wage increases in coming years. 

I'm by no means an expert on 1031 exchanges but you can find experts on BiggerPockets if you end up needing them.There are a few other things that come to mind, I'll put them in order of most to least applicable based on the situation you've laid out.Offset any capital gains with capital losses - Maybe she owns some stock to use an easy example, and it hasn't done well. 

If you want to buy and hold, use a debt product that stays constant for long periods of time, not one that constantly fluctuates.Another way I think about this: you need to buy a new $30,000 car, you plan to hold onto the car for 5 years and you want to finance it.

I also found a bank that would finance that low cost of property as a regular 30 year loan so payments on debt is way low obvious $100 - $120 per unit.

So far I have check TransUnion smartmove which only does based on self reported income, but I am looking for verification from the employer itself.. 

Based on my research, it seems this company is owned by Larry Anderson.

Do you offer second position debt?

And based on my business, and from what I am seeing with market activity, it is still very much a sellers market for those type of properties so many investors don't seem concerned about these proposed regulations.  

However, typically, property taxes are based on the assessed value of the property and the applicable tax rate.In your example, it seems you're referring to the timing of payments rather than the calculation of the tax itself.

For example, I think we are late cycle, so I lean toward the safest part of capital stack which is debt (or debt free equity).