Quote from @Jason Watson: The court noted that this was the only rental property Grier had ever owned and concluded that his landlord activities were too minimal to rise to the level of a business.Has Grier been updated?

Thank you for the response, the renovations are minimal, (paint, drywall tape repair, landscaping).

I want to keep this mostly self-service within minimal management/part-time employee.

This will allow you to spread out the costs of the renos and minimize the vacancies.

The unit is in an “A” location but we don’t love the layout and it is on a very small lot with a minimal yard and one car garage. 

We have had the same tenants since we leased it in 2022 and fortunately they have been great- minimal maintenance requests, very easy to communicate with, and pay on time.We have a 30 year fixed mortgage on the property at 2.875%, the property cash flows about $1,200/month, and there is roughly $200,000 in equity in the property.

In my market (South Texas) the property taxes and property insurance is having a severe impact on the smaller owners, who do not have 30 year financing along with the housing assistance components, are in a dark place and they will naturally expect the (us) property managers to work like dogs and squeeze blood out of turnips for the cash flow. 

Your area is the tough part, but if he has the experience and you have minimal risk, it' great to just ride along and learn.

This project highlighted our ability to enhance property value through strategic, minimal renovations and effective project management, resulting in a successful and profitable sale.

I need help understanding my options to ensure I minimize or avoid capital gains and the different ways I can use that property to support getting a primary residence for myself.