Even an agent won't typically do these unless you hire them to place a tenant.You seem intent on being cheap, thinking you have to be to save money. 

I like this one especially the creating a business partThe failure rate for persons who start business's for intent and focus of making $ is astronomically high.  

I will avoid this $37,250 tax bill if I sell it now (I believe it's taxed at 15%).It was my intention to hold this property for a very long time (10+ years) as Austin was been appreciating nicely, and it's cash flowing at ~$750/mo.I don't plan to buy any additional properties at the moment. 

Hello all,Business is going well, and most of you know me as an investor focused Realtor in Omaha and in the next couple months I have the amazing opportunity to scale that business exponentially as the Acquisitions Director for an amazing Real Estate Company (more info to publish later) but I am actually seeking recommendations for a good real estate tax professional who serves the Omaha area.Basically I am already formed as S Corp but I am forming an LLC (potentially under my S Corp) with myself and the contractors I work hand in hand with to renovate properties with the intent of serving under one "legal" roof when we assist investors in finding and renovating properties for investors and want to make sure we set ourselves up as strong as possible.Any recommendations?

If you feel they're being too harsh, think about their intent.

You do not qualify for that.The rule for doing a 1031 exchange is that the property is being used for investment or held with the intent of using for investment. 

Your intent must be to hold for productive investment use. 

Property is exempt from STR permitting because the jurisdiction considers it to be a commercial lodging establishment.We've been pursuing an SBA 504 loan for it, which was going well until we discovered that the sellers have operated it only part-time the last 12 years -- intentionally blocking 60% of available room-nights because they just weren't up for running it full time in their retirement. 

@Don Konipol we solved it by learning from the Intentional Living Community (the OG's of independent adults living together). 

@Kelly SennholzYeah, it seems like Denver's intent at the outset was to address affordable housing.