Local bank  financing at 1 point and 5.5 %this is a little street in a really cool area..

@Ted Strzelecki I've actively helped the developers and investors I've worked with make millions of dollars over the years by identifying properties for them and then bringing those properties to them...

I am certainly not an expert at Alabama law, but I'm guessing that if he is actively soliciting you (without him being your friend or cousin doing you a favor) then he's supposed to be licensed. 

I plan on purchasing mf in the downtowns of the cities surrounding Houston, mainly those with a more “Americana” type of feel( white picket fences, 4th of July block parties, neighbors worship together, founding families are still around and they let you know it, high walkability score, families are out on the street with neighbors, doors are unlocked.....)It is tough to comp certain property because they might be the only type (or one of the only two) AND some of these towns do not allow any more MF to go up, so the MF owners set the market.

They call me every other day,at 8 or 9,they sound drunk and they are rude saying they will cloud the title,I had to call the cops and report them because they were parking across the street,I do have a case number.

I have been looking for good active real estate investor associations, meetups, clubs, etc. for my business partner and I to attend.

My "Why" is because I want to continue to be an active mom in my children's lives (more specifically...not to miss school events, milestones, and just spending time with them), to be able to leave something behind for them (and future generations) that they can build on/take over if they want, and to continue to fulfill my wanderlust as much as possible.       

This may not seem like "income producing" activity at the moment, but it's critical for putting yourself in a position to generate revenue.2) Get to know the buyers in your area. 

I have one advice for you: if you have some capital to deploy in marketing activities to get leads and the patience to wait for over a year or even two to make money, then wholesale. 

But you're total gain including depreciation recapture was $60K so you would end up having to pay the tax on all $60K - no benefit to the 1031.The other question you're hinting at is what if you bought a tract of agricultural or hunting/fishing land that you intended to use for productive use (wilderness activities, rental, agricultural, livestock etc etc).