The plan is to ride out the reduction in taxes and 1031 exchange when the city raises the taxes high enough to where my ROE would be better elsewhere.As for the cost of using this law firm - it's only 1/3 of the first year's savings. 

Pros,  MLS access, networking, save on commissions,Cons  Expensive (around 2.5K for me in Chattanooga), slightly less freedom in deal making because of required disclosures and prohibition on talking to represented parties.  

Do you suggest saving up to afford a more expensive and quality camera?

My father is a year from retirement and has decided to withdraw his 401k to help me buy some additional investment properties.

@Caleb Heimsoth Good Morning My wife's parents are allowing us to stay there to save money so we can get a good start at whatever we want to do plus they are not rushing us. so I thought why not invest in something that can help us out, even more, when we decide to leave.

I took the following year to save money, learn about real estate investing, and start my own LLC. 

The leg work up front saves the scramble come tax season.

My opinion is that there is actually a lot of money you can save by living in your investment property.

I have years worth of savings in the bank, credit lines, relationships with hard money lenders and deals in the pipeline. 

@Jonathan Polanski owners don't have terms as good as banks most of the time because imagine if you were a seller retiring from the business why would you want to sell your property with a 30 year owner financing deal if you're 80 it doesn't make much sense for them.