Possibly do a quitclaim deed to transfer properties into individual LLCs that way even if you sold and made a cool $250k, etc. it would be under the $400k max and keep the long term capital gains tax rate.

That being said I’m trying to decide on areas that have cool restaurants, shops, gyms, and parks.

@Justin Gustafson cool! 

Now, this may have changed in the past couple years so YMMV.I thought I could take a small ugly mobile home park and setup nice, cool, super energy efficient tiny homes on those lots. 

That said, there are some other great cities...I have family North of Des Moines, Iowa and it's a happening spot...really, truly, surprisingly a cool spot.

We closed on a new fix and flip on North Portland last week and found some pretty cool stuff for once.

I figured I was probably in good shape, but wanted to check if the cool kids who do multi had moved to a new site...

Just thinking out loud, it seems like it'd be really cool to have groups that could share these among local investors in certain areas... maybe via FB groups or the "Local Real Estate Forums" here on BP? 

Sounds like a cool projects. 

Happy Monday @Nick Gray, and hello Manchester (a really cool place!)