Lastly there just is not enough of those type of deals to take on extra work and risk .. its too narrow of a niche.. and keep in mind my fee's FAR exceed normal HML fees they make it worth my while.

A prudent investor doesn't seek quick riches through shortcuts.

It is great to slowly have cities that do 1033, in order to establish a proof of principle of how this law can work, and encourage other cities to follow suit.

Normally a lot of work and you need time and money. 

My 2 gripes are: No simple thank you for advice that is insanely valuableEveryone wants shortcuts and easy nowadays.....How many times do we hear - "Is there an App for ________?"

If they numbers work and you can do it today go with it. 

However, one have to put in the work and the effort necessary to succeed. that goes for everything in life. 

While you're working to your 2025 goal, if you can, work and put your head down and save as much money as you can into a high-yield savings account and just build that up, be frugal, you can sacrifice for a little while.

You are trying to take a short cut to make it convienient for you.

Don’t really understand how it will work and at this point I need a third party point of views.