I did let my title insurance company know also and retained a lawyer.

Once enough equity exists in a property, maybe every 5 years, either do a 1031 exchange or a cash-out refinance.My finances:Gross monthly income: approx. $12k, plus an annual bonus that averages to roughly $1k/month (if that can be factored in)Current monthly debts (including mortgage, property tax, insurance, car, child support): approx. $3.5kDebt-to-income concerns:Time for some napkin math for a concern that makes me worry whether this goal is actually possible...Assuming all goes as planned, I worry about eventually hitting a wall where I'm unable to qualify for new mortgages at a certain point due to how the investment properties' mortgages will affect my debt-to-income ratio. 

I am resident of New Jersey and bought my first 4-family (in Somerset) last year at 22 and was initially excited to get the ball rolling, but good deals have seemed to be non-existent since.  

Wrap the existing loan in a new loan to your buyer.

You also have have to be careful of title junk fee's they exist and it may make some title companies angry but they charge for some unfavorable line item fee's. 

Laws can change though If you have an existing permit prior you are often grandfathered in- so it makes sense to get the permit even if you are on the fence.

In 3 years you will have an already seasoned referral base plus the referrals from your existing clients. 

Once you talk to your tax person you should have a lot better idea as to what will work best for you.Some general tax write off ideas:Does your business need equipment that you can purchase and depreciate aggressivelyCan you do Stock loss harvesting (Sell a stock you have at the loss take that as a write off to help offset gains 3,000 cap I believe) Repairs/ upgrades to existing real estate you choose to use as a write off all in the current yearRetirement accounts (you may also be able to contribute on behalf of kids) 

At my day job we consult with c-suit executives of retail, restaurant and location based entertainment clients using proprietary data licenses to help them determine the best location for opening new stores, analyzing can cannibalization of existing stores, competitive analysis and more.

Any other advice the you can lend would be much appreciated.If they are under a term lease with a specific end date in the future, you must abide by that existing contract until it expires.