The roofer gets up on the roof and finds wind damage , and then the homeowner files a claim and the insurance company pays for a new roof less the deductable .Then after they pay for a new roof , you drop them and get another insurance company . 

Personal Cash from previous flips How did you add value to the deal?

I personally would spend that much to fail a couple of times to learn.

@Jennifer Burgener There’s really no reason to stay local with a 1031 company unless it’s just personal preference.

To be honest I do not send out a lot of letters and do not mass send things out so maybe I'm the wrong person to listen to.

It's harder to give you an accuracy rating of those numbers, because a lot of the numbers you call will go straight to VM, so you don't know for sure if it's the right person. 

Also, try to see if the lender will allow to buy under LLC for better assset protection; by doing personal gurantee. 

If you've already filed your 2023 tax return, how did you list this property?  

Personally, I've been in the mobile home investing business since 2007.

My understanding is that whatever "net income" I have from my rental is taxed at whatever income tax bracket my wife and I are in.My wife and I file jointly and our taxable income puts us in the 25% bracket, so my understanding is that if we make say $4000 net income from our duplex then we pay $1000 in fed taxes on that.Are you saying that is incorrect?