@Dylan Barnard, multi-family can be a beast to find but they are out there.

Hey, Jonathan, My goal is to invest in multi-family units full time.

The records or other documentary evidence must support all the following: The amount of each separate expenditure, such as the cost of acquiring the item, maintenance and repair costs, capital improvement costs, lease payments and any other expenses.The amount of each business and investment use (based on an appropriate measure, such as mileage for vehicles and time for other listed property), and the total use of the property for the tax year.The date of the expenditure or use.The business or investment purpose for the expenditure or use

If you decided to sell, make sure you look at the multi first to make sure they are in fact better investments.

As such, we're expanding our search range to include more of Pierce county, Spokane (though this is very new concept I've been playing with), and out-of-state where we grew up in Central and South Florida.I just read a great report from FannieMae on Multi Family investing in Austin, TX. 

Investors can defer tax on any prior gains until no later than Dec. 31, 2026, so long as the gain is reinvested in a Qualified Opportunity Fund, an investment vehicle organized to make investments in Qualified Opportunity Zones. 

I have a multi family with one unit 3B 2BA that rents for 1,000 a month.

Also, part of the reason for doing this is to keep some of our down payment and mortgage costs/options available to purchase small multi-family. 

First multi unit I've considered. 

I live in the north east maybe it is because it is cooler here, but on the big multi family units here they use a direct vent natural gas fired water heater and they run a heat loop off the tank for a hydro air handler.