This is tax deferral not tax free strategy but with 1031's you can defer till you die- Find equity growth focused properties to still create a little cash flow or at least break even cash flow wise to use the property's depreciation loss on paper to  offset your other properties net positive cash flow to create a "wash," in taxable incomePlus you'd have to be at 400k single and 450k married to be near or over the 50% tax bracket (39.6% fed + 10.3% CA + 3.8% obummer tax) @400-450k.As for growth while your money is sitting on the side lines there are options available.

:-) If you’ve been married 23 years and your 65.

So if they're married at 26-28 they could only apply for mortgage at 30-35.Having said that, home ownership would become more luxurious item in the future,esp in west and east coast where avg home is 1 million.

Date the Rate, Marry the Price.

I see married ones buying.A lot of Millennials are NOT married, and what the bulk of available jobs pay makes having 2 earners necessary to buy a home (unlike it used to be when just the Dad's worked and could afford everything on his wages alone).If they start getting married that rent/buy scenario could change.It really depends on your goals for the property and what you can do with it.Multi-family (can have) economies of scale, but it costs more to get into it.Good Luck!

Hey Logan, Well I'm a Assistant project manger by day, married and have kids, I'm a Veteran, typical family guy.

Hope this helps. you have to establish if the 325k is just equity or its gain.. if its gain and he lived there 2 out of 5 years and he is married then there is only one thing to do and that is to sell and get the gain tax free. then figure out what to do with all that tax free cash. 

I am a US citizen, living in South Korea, married, filing jointly. 

As such tax liability would be limited to 0% for anything under 40k (single) and 80k (married).

Quick Bio:- 41 years old- Retired Army Green Beret- Married 10+ years- Father of three amazing kids- Lives in Sanford, NC- Broker since October 2015Goals for the next 12 months:- Close 50 transactions- $250k in GCI- Flip one house in the greater Raleigh area- Hire a full time assistant/transaction coordinator- Work 5-6 days per week- 100 calls to expired/FSBO owners per dayI'd love the opportunity to interview with any investors who are also brokers in charge in the Raleigh/Triangle area, or Fayetteville and Southern Pines.