If you're tax bill is $6-8k (minus the 1031 fees), surely you can make that up by taking multiple swings over a longer period of time.OR pursue some sort of owner occupied strategy with that cash if you can swing a live in flip or house hack.

Both Richmond and Atlanta are booming cities with multiple known colleges hubbed in the center.

I've done it multiple times on primary residence and was just able to do it on an investment with a local CT bank. 

The IRR will be around 19-20% with a 3X equity multiple and 14% CoC.

PS before the hedge funds jumped in about 2011 to 2012 I was an activce courthouse buyer in Henry county and a few of the counties on the north side of Atl metro so been to many of the  auctions having them all on one day is a cluster .. you have multiple criers crying sales simultainously it can be hard to follow but you can also squeeze out one that folks missed.. we did quite well until the hedge funds knocked us little guys out of the area..

I’ve owned multiple mobile home parks and would never try to rent them out for the reason mentioned above.

Lastly, thanks for engaging with us despite a lot of the criticism flying your way right now.

Also, many hosts who get into multiple units in one property switch their management software to Cloudbeds, so that might be another tool to help you as well. 

I look forward to engaging with you all, sharing insights, and hopefully contributing to discussions as I progress on my journey. 

Brandon, I am not sure I understand your question, but with the course Pace gives you the contracts, as well as much more content, live zooms usually multiple times per week, discord channel, private facebook group...ect.