irs rules for a 1031 exchange are the most convoluted in the entire tax code, IMHO.

As others have stated, if you do have a client nearing their 45th day and they haven't found a replacement and still want to defer the tax they could look at a passive investment like a TIC or DST.

This is based on the new government FHA insurance https://www.hud.gov/press/press_releases_media_advisories/hud_no_23_041- $650 property tax monthly- $400 home insurance (not sure if this is accurate from zillow)Other:Utilities: $500/month?

At the end of 2021 we sold the condo we purchased in 2017 (put less than $40k down initially) to do a tax deferred 1031 exchange and purchased a ugly/tiny 4plex in Golden Hill but I was selling 1 unit to buy 4 in a better area so I was happy.....in 2022 we purchased a 4plex with low money down, also in east county using a small bank that did this type of loan at the time....So between 2021 to 2022 we purchased most of our units (11 units) with little money out of pocket since 2 of them were from cash out refi funds and 1 was from a 1031 exchange. 

They have failed to renew my entities with the Secretaries of State multiple times, have billed me wrong amounts, and GREATEST OF ALL, have cost my business ~$50K in cumulative TAX PENALTIES due to negligence in filing for a tax extension, failing to walk me through my tax filings and needed payments, and failing to file an abatement promptly.

Talk with Your Tax Advisor About DepreciationThe impact will vary based on your specific situation, so if you haven’t already, be sure to ask your tax advisor how claiming depreciation can help you.

.* Strategy 2: Rental properties for the tax benefits as well as extra income. 

Just be careful of those pitching costly entity formations and tax planning, you may not benefit from that quite yet. 

We have never hired CPA before (we always used Turb*Tax, but i think it's time), so bear with me for I have a very elementary question....Should I look for CPA in GA or the state we are residing? 

Small single family investor looking for tax assistance