So rather than having the time pressure of finding and purchasing a 3rd property for your 1031. 

Once you have completed the consolidation portion of your 1031 exchange you now own a more expensive (and probably really nice) property that it must be your intent to hold for investment use. 

But. you'll have to see what your net gain is before you can see if you'll save any money with your 1031 exchange.

Let's wrap up our QI selection series with the human element - because relationships and reputation can make or break your exchange!

That is subjective though - I just advise my exchange clients to understand that number and understand their exposure.

The 1031 must be a sale of investment property followed by the purchase of investment property. 

Actually, it is possible do structure a 1031 Exchange on the sale of one or more relinquished properties and then using the proceeds through the 1031 Exchange to construct improvements on real property you already own.

@Eric Helena, There is no statutory prohibition against purchasing from a related party to complete a 1031 exchange. 

I’m looking to do a 1031 Ex w 300k down and 650 purchase price can anyone suggest areas that might cash flow w these numbers ???

I was suggesting that if you wanted to do a 1031 of a property held in a LLC, they would be forced to also do the 1031 exchange.