In any event, you can't use a 1031 to buy a primary residence......could you use a 1031 for "3 out of the 4 new units", and owner occupy the 1 unit, I don't know.  

There is more to South Philadelphia then just Point Breeze and each neighborhood has it good and bads to it depending on what you are trying to accomplish.Would highly suggest attending some RCO or CDC neighborhood events as well as there zoning meetings to get a grasp of where the development is going and does it fit your wheel house.

You can also find out when the meetings are in the "Community" > "Networking Events" link on BP.

I had wondered what would happen in the event a spiteful owner signed 10 year leases for $1/mo just prior to losing a property to foreclosure.  

Have you tried any direct mail marketing, talking to wholesalers, networking events, checking public records for foreclosures, or even calling 'For Rent' signs and asking if they'd want to sell?

In any event, it can be difficult to build a rental portfolio off of rental funds.

You know the areas and you can speak the same language as them with regards to neighborhood landmarks, events, etc.- Negotiating - not just the price, you are negotiating to extract information out of sellers - condition, price, situation, etc.  

You may try and look at - IRS Pub 523 https://www.irs.gov/pub/irs-pdf/p523.pdfQuote ' - If you don't meet the eligibility test, you may still qualify for a partial exclusion of gain if you moved because of work, health, or an unforeseeable event.

In addition units with a readout of the ppm of CO is nice for the firefighters or yourself to be able to tell why the alarm went off in the first place in the event the tenant opens doors and windows to ventilate before you get there.

Pick the person you want to "mention" and their name will appear highlighted in blue if you did it right. 2) Generally debt and retirement are not something that most financial planners I have talked to would suggest.