When you couple this with a monetization loan, you can essentially defer the taxes on the capital gains for 30 years while still getting cash at closing that can be redeployed elsewhere.

What I did was write a business plan and presented it to my "investors".

Some real estate investment plays are for appreciation and I don’t have data or a graph to present but my educated guess is that it is in the minority as much of it is for cash flow and or value added propositions to force the appreciation.

I live in Dalls and have been looking at properties and I don't see any that present the opportunity for cash flow.

-Seller motivated by 1031 tax deference (specific timeframe constraint) and wants to buy something closer to home.3.

Landlords defer updates and milk them for cash flow. 

It will cost you a little bit in tax but might be well worth it.In order to fully defer all tax you need to purchase at least as much as your net sale and use all of the cash proceeds in the next purchases. 

I have been presented with an opportunity to invest in a commercial property, a triple net property with 6 units. 

It’s good that you are having a real estate agent come with you but I hope he or she has an investor angle so they can give you a compete picture of past present and future as well as opportunities and are well versed in the area.

You could also go get a salaried W2 job for a spell, in the same industry you are presently in, and have been in.