Looking for some advice on time usage and how to manage your "today investors" with your "tomorrow investors" all while servicing your "right now contracts".

Given the elevated pricing going on today, is it possible to reap the tax deferment of a 1031 exchange while still doing an entity transfer in order to save on taking a huge property tax hit on the replacement property? 

We talked to a mortgage broker today that give us some options in terms of non conventional financing.

We remodeled the house, fixed it up, had it treated for termites, and then made it into one of my best rentals...but of course the story doesn't end there.We treated the wood but the chemical today used isn't like it was years ago.

Been a Pro Member for a couple months now but haven't really utilized the discussion boards as much as I should have until today my wife ran into a conundrum. 

Harder and harder to find properties there with the new announcement of the Toyota/Mazda plant-- brought in a lot more investors pretty fast.

I talled to a primerica advisor today and he mentioned municipal bonds, that I can transfer to them without tax or penalties and continue to buy and sell tax deeds with them.

Is that even possible with todays pricing?

Fast forward to last spring we both lost our jobs.

The rental market is extremely hot (I showed 5 rentals in Stafford today, by end of day 2 had pending applications!)