Eugene, really want to thank you for taking the time to type that out.You articulated a lot of my thoughts and how I was thinking...except now they make sense to me hahathanks

As I look at the current asking prices and run numbers, I am not finding anything that makes sense. (1% rule is not happening and cap rates are like 4.25%-5%)I am new to this world, haven’t made a real estate purchase yet, but I am interested in meeting people in the space and learning as much as I can.

@Ryan Groene makes sense.

Ultimately, it would depend on the amount of your gain to see if a 1031 exchange financially makes sense.

That is why they would prefer your duplex or 4.As far as construction costs making sense building one duplex/fourplex at a time..

Also, with the red tape involved in 203k, I'd rather go out of pocket in that sense too!

That doesn't make a lot of sense.

I have been doing some research in Houston (mostly the northwest of the city) and see quite a few opportunities on the MLS (zillow) for distressed properties in need of rehab where the numbers make sense to Rehab, rent & refinance (BRRR). 

The number don't make sense and how do you refinance?

I plan to do short term rental but I want the numbers for long term to make sense as a backup plan.