That is an excellent strategy!! 

Joshua tree doesn't seem to have those big guaranteed windfalls or all season rentals Joshua Tree pretty much dies off in the summer, even if you have air conditioning, you're charging a lot less, and your air conditioning is sucking up all your profits.

But then again, maybe you would excel at it.

With excellent credit why am I being quoted at 6.5% for an investment property, (non owner occupied, 20% down 30 yr mortgage). 

@Kathryn Daniel @George Skidis do you know if any of those laws apply specifically to single unit rentals, larger complexes, or all types?

But excellent point on selling and buying back in the same market...I hadn't thought of that; and I definitely have a little more research to do with the exchange rules (another thing I hadn't thought of).  

I know BP is excellent for REI education/knowledge but has it helped increase your income?  

This is one of the deals I am looking at it's an 18 unit family unit apartment complex in an excellent area where the rent's similar will go for higher.Here is the deal:Asking price: 2.8 Cap Rate: 6%Avg monthly rant of all 18 rental is: $1200 * 18 = 21600 a monthYearly revenue of $259,200Vacancy: 5% (12,960 ) - I know this is lowNOI: 246,240Exp: $74,000 a  year (30% of the NOI) I know this is low as well. 

Both excellent states. 

My goal is to use this LLC for most or all of my WA properties and then form others in different states that I acquire commercial apartment units.