My focus now is on consistent rental income since I don't really have the tools and knowledge to make wise appreciation plays.

For example, I am managing his investment right now all for free, I let him to borrow my car and store all his tools in my home, so our relationship is very close.

You are NOT paying for our labor and materials , its much more than that , office staff , trucks , tools , insurance , taxes , benefits , health insurance , etc are all part of the price .

I have been browsing all the tools here, and just trying to become familiar with the site and the treasure trove of knowledge and tools that are available here. 

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

A few examples: -OneKey points that can be redeemed for some listings but not others-Certain photos being denied from upload with no explanation for why-Completely failed dynamic pricing tool that puts you in a catch 22 with your calendar At least AirBnb has their IT game in order and a modern and relatively intuitive interface with updated fonts, graphics etc.

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

So even popular rent estimate tools seem a little inflated unless you're outpeforming the competition with what youre offering.

Like Account Closed mentioned this gain is made up of two parts - capital gain and depreciation recapture both taxed differently.The 1031 will be a powerful tool for a planner like you. 

It's a simple and free tool that everybody uses, and that is at least a backup in case something happens - you lose your hard files, there's a fire, or some file nerd breaks in and steals your documents.