I should be able to build whatever I want on it, or at least any kind of residential housing if you don’t want my machine shop next to your house.  

This may grab the headlines, but a 1031 is just one mechanism for cap gains mitigation. 

These strategies are a Time Machine to an era where deals made sense in Phoenix. 

But I think your headline about infinite return being BS has valididty for another reason: in order to achieve 100% cash recycle rate you have to keep the remodel superficial. 

You cannot get this type of a guarantee (not that anything is guaranteed) with a SFR.Anyone can send me their numbers and I will put them in my number crunching machine to see how they work.

Don't expect metro Phoenix housing market crash due to COVID-19That's the headline in this morning's Arizona Republic from real estate reporter Catherine Reagor.As she says, "Metro Phoenix fares better in economic downturns not led by the real estate market, but that doesn’t mean the Valley’s housing market will be unscathed by the COVID-19 crisis. 

It's Inman so it's behind a pay wall.https://www.inman.com/2019/05/03/exp-realty-accused-of-dozens-of-violations-in-california/Here's the sub-headline "The California Department of Real Estate (CDRE) filed a complaint against the virtual brokerage documenting 72 state regulations violations"

I work in machine learning and data science.

You are a machine!

Or put in a Hepa filter machine in there for a few days and see if that can get rid of it?