While it would appear to be a bad move, the tenant in the upgraded apartment may be happier, stay longer, tolerate rent increases and be less trouble.

Now for me, personally, I just put a bit more down to make it 1-1.25 DSCR just so the math on LLC's income appears differently for visual reasons but $300/mo($3600 annually and lowering each consecutive year) is a drop in the bucket for what that property will yield me year over year.

At the surface level, it does appear that you would have to pay capital gains tax on the profit.

But, it does appear that all of the current uses are permitted.

@Adam Eckhoff if it appears to be too good to be true - it usually is!

I do have experience in web development, search engine optimization, writing copy, advertising, design, and user experience.With the rough numbers that I have so far, replacing and exceeding her income appears viable - Of course this is with financing, and a trusted friend joining as a partner. 

@Shannon Collins, yes, it appears there are more listings in Akron and Cleveland.

These moving costs appear to be out of scope of that.

I think it's also worth mentioning that having a Plan B replacement property is also critical in mitigating the timeline risk.Even if the preferred replacement property is already under contract well before the 45-day window.There are many unforeseen circumstances that could result in a deal falling apart before closing, even if things appear to be smooth sailing from the start.

I've never dealt with that before but after researching it appears there may be some asbestos and possible anthrax in the plaster?