Hi @Joel McCloud, make sure to utilize the forum search.

I know that this question isn't very original one but when I search this topic on BP, I keep landing on posts that are 3+ years old.

never made much sense to me watching people pay full retail sub too.. margins just too thin.. and I did not have a burning desire to have rentals that made 100 a month LOL..

Sell or purchase with contingencies that require the buyer/seller to cooperate with your search for a suitable replacement or to wait for your sales before scheduling closing.   

Prior to the sale I walked some streets and searched the deeds of the properties I liked.

But more importantly the bright line test appears to be the "intent' of the tax payer.If your intent was primarily to resell (most interpret that as a forced appreciation/value add/low ball purchase scenario where the desired equity is present at the time of purchase) then you are treating the property as inventory and 1031 is not appropriate.If your intent was to hold to use or to generate income from, or to take advantage of longer term appreciation then you are treating it as an investment and 1031 is appropriate. 

I look at the MLS daily and I know instantly whether I am interested in a property or not when it comes on the market.A couple years ago I didn't put much effort or weight into searching for off market deals but the last two properties I have purchase were off market deals. 

I would start your search here. http://www.dol.wa.gov/business/realestate/lawsrule...

House hacking for a few years is you best starting point.Buy a personal home after you reach a point in investing where you have surplus cash and no desire to grow your investment any farther.

There are a few threads on this, just search Wilmington NC property manager.