Because of the drastic rise in home prices and interest rates, and not knowing exactly what the home will appraise for just yet, I dont know whether or not I will be able to pay the difference in equity out of pocket to my ex, or be forced to sell the property as refinancing out the difference in this market is not fiscally reasonable option for me.One way or another, I will not be treating that house as a primary residence within the next ~6 months as I'd like to be completely moved out and it will either be utilized as a 1031 or a rental.

A bigger down payment makes it easier to get a loan with more favorable terms, plus you’ll have a built-in equity cushion.

However, it should in theory tax the somewhat wealthy (say...a little less than a million in equity) more than the super wealthy and thus would be somewhat regressive.Thoughts?

and unfortunately, it did not give me an estimated tax liability with an exchange down scenario...just the difference in equity).  

Then add in the fact that they still owe almost $50K on it, you're likely only talking $60k at best in equity.  

If you are talking about construction financing and building it, pros are; everything is new (no immediate maintenance), built in equity, you get exactly what you want, better rental demand for new units.  

So if you have 1031'd several times and have several million in equity/tax savings, can you move into a multi-million dollar beach house and clear it all?

Let your current home grow in equity.

You can expect to pay anywhere from 100k-250k in those areas, and put anywhere from 30-50k in rehab.The two BRRRR's ive done landed me over 300k in equity and over $3000 in net cash flow combined.

SFHs are a popular market for conservative investors interested in equity growth, which kills cash flow, and appreciation growth.Investing in multi plex properties provides all the best options for investors.