Originally posted by @Jonathan Greene:5 years or greater is too recent and will result in a lot of wasted mail and money.

@Jonathan Greene, @Hui Song - I checked with the zoning office, this is a non conforming 3 family unit. 

@Josh Garner,If you do a 1031 there will be no difference other than the amount of gain and depreciation recapture you are deferring.The real question is whether it's better to hold the property for a full year to strengthen your argument that your intent was to hold for productive use and not to just fix n flip.There is no statutory holding period. 

This is a great forum with very knowledgeable members that will help to guide you in the right direction.I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are some pretty nice discounts on many products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/pro

As far as choosing different markets to invest in, Long Distance Real Estate Investing by David Greene may provide what you're looking for.

If you lend in Texas could you send me some information on your products?

It takes less labor total, more efficient labor, and in better working conditions.It can also move most mass-production efficiencies and cost reductions to the factory rather than the main builder. 

David Greene's books Long Distance and BRRRR.

Yes, absolutely always work with a broker so that they can shop the entire market without being married to any one product!

Look at any successful business and or business person, and 95% of them have done it by building an ethical and honest product or business.