In my world, all properties go to the MLS and that platform pushes the data through IDX to individual brokerage websites, including my own. 

Especially since people have realized they can turn it into a business and not a hobby. 2 - i dont see people turning their primary homes into Airbnb's. they need to move, they sell them.

Tried calling the local CPA's that are "experts" at 1031s, but they aren't responding because it's busy tax season...I'll dig in deeper with tax people if it's a possibility, but wanted to throw it out there to this community first.Any insights are much appreciated!

You will need to qualify as "real estate professional to do so" Which simply put is spending 750 hours in a real property trade or business, and more time in that line of work then anything else.

well in note funds your going to have clunkers its just the nature of the business.. having been in the HML space since the mid 80s personally NO ONE bat's 100 .

Which in turn will bring plenty of other investors and general business to the market.

In 2023, I did 18 transactions(Top 500 of ~15,000 agents), and manage 13 rental properties for other individuals.As an Individual, I also own 5 additional rental properties that I also self manage.The reason I would like REPS is because Ive got about 200k in passive losses(100k just in 2023 as I fully remodeled one of the rentals and partial reno of another) I would like to apply towards our household W2 income(600k) Overall, I feel like I could definitely qualify but I definitely lack detailed time log of all activities.

I think more and more Realtors will leave the business, which is great for those of us willing to put in the work and navigate the changes so we can still help people buy homes.

And last summer I made around 10k each property each month in busy season.

Have you reached out to local businesses, schools, hospitals, etc.?