If you want to keep investing in real estate then use the tax free dollars to buy two properties - a small house for cash that you can actually generate positive income off of. 

Instead, look at the cashflow and equity position that a particular investment can generate.

Also, know that commercial lending departments (of local banks) use the revenue the property generates to evaluate the loan viability.  

If you invest in a passive investment and generate positive income, you won't pay tax on that income so long as it is covered by the suspended passive losses.Best of luck

Between 2011-2020 I assisted family members get into real estate and provided operational support (marketing /business generating activates).

Example, I want to generate a list of all homeowners (not renters) in a particular community or city, either, whether they live in the home or not. 

My goal is to generate enough passive income one day to retire. 

Invest early to generate wealth is the key!  

In rent redi you can generate a lease and manage the leases for your tenants through the portal and have them electronically sign.

If you sell and generate a gain of $300kOnly $150k would be excludable under the 121 exclusion, the other $150k as dave said would be qualifying for a 1031 exchange the same as any rental property would