If you live in it for two years, you should be able to sell tax free up to 250k if you're single.

However, calculate whether the investment—purchase price, legal fees, potential eviction costs, and rehab—still leaves room for a solid return.Risk vs.

There are less taxes in Alberta too.

Low property taxes (1.1%) and not a lot natural disasters as well.

Overcoming Common Financing HurdlesMortgage brokers excel at tackling challenges that often derail new investors:Low Down Payments: Brokers can find lenders offering low or no-down-payment loans, ideal for new investors with limited capital.Complex Income Streams: If you’re self-employed or have variable income, brokers can identify lenders that accept alternative documentation.Competitive Rates: Brokers have the leverage to negotiate better rates and fees, saving you thousands over the life of your loan.Pro Tip: Communicate your investment goals clearly with your broker so they can tailor their search to your needs, whether it’s a short-term fix-and-flip loan or a long-term rental property mortgage.3.

I'd imagine you've already lost at least two years worth of management fees in carrying costs alone.

Not only were tax shelters stripped of their tax deferral capabilities, but they were stripped of it RETROACTIVE, allowing the IRS to recalculate tax shelter investors income going back 7 years.  

I am looking to purchase real estate for both investment purpose as well as to offset as much tax liability as possible. 

There are two reasons this is a bad idea.Investing with an SDIRA (assuming it is not a Roth) will often result in paying significantly more taxes. 

Basic inquiries about rent payments, tenant status, and property finances were either deflected or completely ignored.Breach of Contract & Unethical Practices – Even after I informed her I was selling the property, she tried to list it for rent without my consent—seemingly to secure a tenant placement fee for herself.