But to call it tax evasion is false and reckless and exposes a lack of understanding of the specific statutes and subsequent decades of case law in sec 1031, Rev procedure 2000-37 (the safe harbor reverse exchange), rev procedure 2002-22 (Tenants in Common syndications), Rev procedure 2004-33 and 86 (Delaware statutory trust), and all of the various regulatory guidances we have for using 1031 exchanges in conjunction with personal property, vacation property, primary residences, retirement, and estate planning etc.The 1031 has for many decades been the  method of deferring tax on the sale of investment real estate. 

Hi @Jeremy Clarke, if you're an accredited investor, decide to sell and don't doesn’t want to be a landlord anymore you might consider reinvestment into DSTs (Delaware Statutory Trusts).

@Zach De Bernardi   You left out the price range. 

You will want to participate in the Delaware Valley Investor Group, RING, the Greater Philadelphia Real Estate Investor Alliance and other groups you can find on the Internet.    

I did not have any taxable income for years while re-positioning properties because most of the rehab was below the $2,500 de minimis safe harbor...even some HVAC replacement that did not exceed the 25% unit of property limits. 

Hello everybody, My name is Ricardo De La Rosa and I live in Los Angeles.

You can expense all those items under the de minimize safe harbor rule.

I am located in Delaware and have been keeping my eye on a few deals in Baltimore.

I invest in Philly, South Jersey, and Delaware. 

Originally posted by @Wendell De Guzman:Robert, if I were you, I will buy a 4-unit using an owner occupant loan.