The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.

Our builder is Bill Lowe, who we really like so far.

Hey Account Closed - I highly suggest  using a renovation loan and house hacking a multi-family if that is possible with your current life circumstances.The 203k and homestyle renovation loans are just amazing products and drastically help you reduce your risk, in my opinion, because you are able to leverage the cost of the entire renovation with such a low down payment loan.We work with a lot of clients who use these products in Chicago, and no matter what, in the long term, they gain great equity.If you aren't able to house hack - the process is essentially the same, but just with more money down with hard money or conventional construction loan.

I find the savings from not needing to add chlorine is instead spent on chlorinators.I would not use salt for an only a spa because the chlorine use is so low.  

In what cases can you put down as low as 3%?

If I have the time after dinner to run to Lowe’s , and deliver material at 10pm, I didn’t have to ask if that’s ok.

I have a lot of colleagues with multis in Philly and all are doing well because of low taxes and high reliability, but it has its challenges.

However, be cautious about focusing solely on low prices.

When you own a couple of units, the odds of there being unexpected vacancies that overlap each other are usually low, but when you acquire more and more real estate, the odds of tenants moving out around similar times increases. 

Since Airbnb remits at the state level when I see high numbers (or low) of what I am remitting for other OTAs/direct I then drill down to make sure listings are optimized on all channels.