My top 3 and likely the cheapest ocean properties in So Cal:Imperial Beach (IB): average price in the low $700K.West Chula Vista (CV): a lot redevelopment already authorizedJust North of Border State Park: This may be part of IB or Chula Vista but I think is west San Ysidro.None of them have gentrified yet. 

The same house in Pawtucket usually sells for a bit higher if it's just over the border in MA (Attleboro or Seekonk).  

Delaware Statutory Trusts are 1031-exchangeable syndications that are generally only open to accredited investors.

Hi Paul, definitely a question for your cross-border tax advisor as with Canadians there are implications to double taxation.

The De Minimis Safe Harbor doesn't have this limit.

What I will say is that you can always consider a 1031 exchange into a passive income play like a DST (Delaware Statutory Trust).

Or should we form in Delaware/Nevada and own the Ohio property through that entity?  

@Paul De Luca That is awesome to hear that Chicago market is still hot, but I am just preparing for the worst case scenario.

Those are already starting to de-thread (if that's a word).

My wife and I just moved to Delaware, OH from the DC area where we own a rental condo and we're looking to put our money to use here in central Ohio.