@Benjamin PaulYou got some correct advice from @Joe Splitrock.If this property is a tri-plex, you are unable to exclude all the gain from the sale.You may potentially be able to 121 the unit you lived in and 1031 the two units that you did not live in.There are more benefits of having a rental property than just depreciation.

QOF can be a great way to defer your current tax burden and exclude gains from the new property purchase.The big con is this is a very illiquid asset with a long-hold period.

I would be sec 121 excluded as this has been my main home and owner for many years. 

I am semi-retired and living off my assets, but my lack of regular income excludes me from refinancing any of my real estate assets at the current low rates and high property valuations.

However, 2 families are excluded from rent control and if you owner occupy that 2 family you are excluded from most of the hardest rent control ordinances.

Walgreens post closing is already asking for an early lease extension.It's not typical but under certain situations lenders will give fixed debt past the primary term remaining.With inflation the Government takes out certain data sets which they exclude.

During Covid, out of about 230 properties, five tenants moved out because they could not pay the rent.Five evictions in 15 years.The average annual maintenance cost is between $300 and $400, excluding the occasional water heater or air compressor.Below is a map showing where some of our client's properties are located and the green area is where we find the most conforming properties.

Section 121 exclusion - eligible to exclude $250,000 of gain($500,000 if Married filing joint) if you lived in the home for 2 out of the last 5 years.Depreciation recapture is required to be reported if the property was a rental since moving out.If the property was a secondary home, no depreciation was required to be reported.Work with an accountant ASAP if the property was a rental and you did not report depreciation.

Of course, the HOA could exclude them in the future.

My natural progression for investment vehicles (excluding real estate) is: Match/Roth/Tax deferred/ Taxable.