Even had to check a special box on the return indicating that it was a "related party" 1031, and I thought that of itself might attract a little additional scrutiny, but now that we are past the 6 year statue of limitations, that's no longer really an issue either. 

I am in complete control and I can make offers whenever I want.Obviously this works easier since I am investing and licensed in my own state.

I am talking about spendable cash and limiting exposure to tenants and cap ex. 

Already have 2 house under the belt, so debt to income is already over 50%, how would I go about refinancing this home if I'm already reach my limit in debt to income ratio?

I personally like notes because there is a lot of flexibility and control over the amount of risk you take, but there is no such thing as a guaranteed rate of return!

I would intern at what ever real estate companies your interested in.My daughter was interested in finance.. and she interned during collage with a high level appraisal company that did apprasing for emanate domain cases.. and she worked on the one in Napa CA were the state and city bought out a big swatch of the napa river for flood control project and many business had to be relocated from hotel to shopping center to car dealer all of them needed to be valued.. it was high level work she enjoyed it.she then went on to graduate top of her class at Davis CA.. in managerial economics degree and promptly got snapped up my Intel after offers from Apple and Micro soft.now 14 years later she is a SEnior controller and a Dave Ramsey disciple which means at her age home just about paid for 2 kids in grade school and NO debt and a ton of savings and max's out her 401k.. she has little interest in real estate she owns one rental but only rents it to family. that was her path.  

But there are some limitations on over deduction of expenses too. 

Most say they do but later realize they don’t or have done limited 203ks in past 5 years.

It seems foolish to do something like this but where else can I get cash Flow; I understand appreciation is probably good no to be limited to none.

He stated that If her intent was to make an "offer to buy your house for cash" and the truth was that she planned to wholesale it off to someone else, the realtor might catch this, and if illegal, might be inclined to turn her in to the local agency that controls.