@Steve SanchezI hope it can encourage someone to not give up, i read a similar post a while back that really encouraged me...Anyone with suceess stories share them, i get on BP everyday jut to read them and it stills motivates me to keep pushing

So, to answer your question, if you buy a replacement property that has a purchase value equal to the property you sold, and you bring on a co-investor, yes you will recognize some or all of your tax liabilities because you have not exchanged equal or up in value.So, for example, let's say that you sold your relinquished property for $525,000 and your routine selling expenses were $25,000 so that you have a net sale price of $500,000.

I learn something every day on here.

Something similar happened to me 4 years ago and it actually gave me time to re-asses my life and move down a different route.Ohio is a great market and I am actually moving there in 7 days to continue growing my portfolio.I love the saying "make a passion an obsession and you will never work a day in your life"If you live and breathe real estate all day and everyday you will find that things start to open.

Everyday I working towards streamlining my house flipping business, and so far that has gone pretty well, so like you said regarding energy, although setting up those systems has taken a lot of time, focus, and effort, they have more than paid off and do allow me to spend a lot less time and effort while accomplishing a whole lot more.I'm sorry flipping houses didn't work out for some of your friends, and considering you are focused on other investment strategies this probably isn't the thread for you but thanks for your comments, and hopefully the feedback is valuable to others who are interested in learning more about running a house flipping business.

Wholesalers send me deals every day but:a) they underestimate the rehab costb) they're estimate ARV way way high usually based on a single comp.

I ended up Wholesaling the deal but it's not every day folks just are willing to hand you money. 

I am working M-F 9-5 plus OT and some weekends and travel the country with the technical job and practice Real Estate from 5:30pm-11:00pm most weeknights and every weekend and every day off.

And finally, set your goals and learn something new everyday. 

Why have a feast for only one night (and share that feast with the tax collector, hard money lenders, realtors, etc), when you can have someone pack you a nice lunch every day, all for yourself?