Very fast response.

I’m glad I did not sell last year, as the prices still went up and there is no signs of slowing down.

One offs or someone who does a few a year may be responsive to you but they will struggle to get a crafted solution to an issue together in a timely fashion. 

Thanks for your response and interest on my topic @Thadeous Larkin.

I inquired about 7 acres of undeveloped commercial land and got a per sq ft price response.

Plus...escape velocity...Episode 113 – Jay Papasan - Very practical slow and steady adviceEpisode 221 - Tim Shiner - his concept of equity build up and "shearing the sheep" shows some of the flexibility of real estate vs a 401k Last but not least, I also recommend all the tax advice given by my fellow CPAs on the BP Podcast.

I have a section in my contracts just to address permits and who is responsible for them

In my area tenants are usually only responsible for electric and the owner pays W/S/T.

Thank you all for the responses!

Regarding the first sale - you're responsibility to defer all tax would be to purchase at least $200K of investment real estate.