Are you concerned about not finding a suitable property in time if you do a 1031 exchange? 

Not every period in time is going to have RE be the best investment option available.I am happy for you that you like those discounts and are happy with those purchases.Good luck

“First in Time” effectively creates protections for individuals who would otherwise fail an initial “interview” process due to questionable or offensive character traits – ie, a prospective tenant arrives late, under the influence of drugs / alcohol, makes offensive comments about other groups or individuals, etc." 

I know I am not ready yet at this moment in time.

Congrats on the anniversary...River Cruise sounds like fun and perfect time of year....less crowds I hope, better weather I hope, and just in time for Oktoberfest.

But I don't see how that would help you bring in a new loan in time... 

Bottom line these methods have been around for decades nothing new or original in these methods .they pop up in times of tight credit and high interest rates like we see now.

It connects the two separate properties and provides me a pathway from one to the other by collapsing all three if I have grounds.I mean if we want to get stupid with it turn the WY into a management company and charge the LLC's.The income is non-taxable to WY but the LLC's get a deduction on state and Federal.Just make sure its' arm's length/documented (see Cayland Land and Cattle).Personally I would just do the two in CA and LLC and make sure you don't do anything on their behalf that would allow jurisdiction by Texas.I dunno but I would seek out less expensive in time and money.

It is not black and white, A to Z, it is an art that is subjective and objective, much like the final determination of value that a skilled appraiser may assign.Seller financing is unlike conventional financing where you determine a borrower's qualification in a point in time.

IF you live there and you know the markets intimately, I'm sure you can do well with RE, but I certainly wouldn't roll the dice and manage it from overseas.