Basically, you are either making the money on the cash flow (Cap Rate) or the appreciation or a combination of both. 

You may be prohibited from entering into a 1031 due to your relationship as buyers/sellers.

Also referrals for good renters, buyers, etc.  

If you can't afford it, find another buyer so you can make SOME money, instead of NO money.

I am also focusing on building my buyers list.

Frustration leads to just dumping the property to the next buyer at lower than market price.I cannot end on a bad/negative note.  

Home up for auction in a great neighborhood, suggestions on how to obtain it with a hard money lender or cash buyers?

I have started renovations (minimal needed, basically paint) and plan to make the property my primary residence and rent the property at fair market value after my hold period expires (2018).

I just had to replace my line, because old grease had basically closed the line.

Basically this career politician who knows nothing about business is doing away with almost all of the incentives for Ma and Pa investors to provide housing at a time when the country is in dire need of more housing...SMH these are not "loopholes" they are incentives to provide housing.