Because my ROE is so low now at about 1.8% and I can't tap into that locked up equity im debating selling so I can put that locked up equity in the stock market for an average gain of 7%.  

@Lisa Lucero, what you are referring to is what we call a diversification exchange, when you sell one investment property and 1031 exchange into multiple smaller investment properties.

Personally I would not liquidate the stocks, just maybe only contribute a smaller amount to it on a monthly basis.As far as the car, I would pay it off from current income.

If you and your spouse are doing a 1031 exchange and plan to move the property into an LLC, it can still qualify as long as the ownership stays the same before and after the exchange.

I would like to start converting 50% of our built stock to a rental portfolio.

@Nate Edwards, It's called exactly what you termed - a consolidation exchange. 

Exchange fees have changed quite a bit over the least couple of years. 

I’ve actually had clients come to me after trying to report their 1031 exchange using TurboTax, and I’ve noticed they often miss key details or enter things incorrectly.

I’m considering a 1031 exchange and would like feedback from investors who have experience with mobile home parks, particularly smaller, park-owned operations.Current Property (Selling):Duplex purchased in 2021 for approximately $145,000; estimated current value around $210,000\Loan balance: about $90,000Gross rent: $2,400 per monthNOI: approximately $16,000–$18,000 annuallyCash flow after mortgage: around $750–800 per monthLow management requirements and stable tenantsReplacement Property (Under Consideration):Seven-unit mobile home parkAsking price: $395,000Rent: $750 per unit plus $40 for water (total $5,530 per month; $66,360 annually)100% occupied with long-term tenants, several in place four to five yearsAll homes are park-owned, purchased between 2016–2018 with metal roofs and Hardie sidingOwner pays water and sewer (aerobic septic); tenants pay electric and trashMaintenance handled by one individual for $400 per month using personal equipmentGravel road, well maintained; potential to add one or two additional homesMy Pro Forma:Vacancy: 5%Expenses: approximately 40% of effective gross income (includes water, insurance, taxes, maintenance, mowing, etc.)Estimated NOI: $37,800Financing assumption: $255,000 loan at 8% interest, 25-year termAnnual debt service: approximately $23,574Projected cash flow: about $14,250 annually ($1,188 per month)Cap rate: approximately 9.6%Cash-on-cash return: around 10% on $140,000 downDSCR: 1.6 (strong coverage)If the price can be negotiated to the $360,000–$370,000 range, the cash-on-cash return improves to roughly 11–12%.Pros:Consistent, well-maintained units with matching exteriors.

Kid's going to college can be a golden opportunity for 1031 exchanges.