The 1031 allows you to do that without triggering a tax event.  

I'v been at this for nearly half a year now, studying/reading and saving, so I am nearly ready to pull the trigger on my first multi family.

Assuming he'll meet us at 160, and based on the numbers below would this type of cash flow be enough for you to pull the trigger?

In the research I've done on Sub2 deals (which led me to conclude it's not the right strategy for me, but your mileage may vary) there is Federal Law pertaining to "Fraudulent Concealment" - and the potential of having a 'Due on Sale' clause triggered is much less worrying to me than committing a felony.

You may have to do what they call a double close or a dry close.

This goes to show that sometimes finding deals and closing them are not always as cut and dry as some people make them out to be.Every mistake that could be made was made by me, but I guess that is how you learn.List of mistakes I made:Offering on a property when I was not even close to having the required down payment.Not having my investors lined up with me as I made an offer.Screwing up the negotiations and them leaving us out to dry because they were offended by our counteroffer.  

The MLS is dry right now.

It requires a lot of research before pulling the trigger.  

I have always had an interest in real estate investment, but I have never pulled the trigger.  

Guess I'll pull the trigger on one and use that back up plan you suggested Terry Evans if things don't pan out.