If all is going normally (including typical BS delays – we are not naïve), our documents grant an automatic 6-month extension.Since 2010, we’ve had exactly one issue with this.

This program aims to shift social and financial responsibilies to other counties and states as recidivism is high.

@Patrick Irish based on what you say, the Sec 121 Exclusion and the 1031 Exchange both seem like they'd be good options for you to defer capital gains on sale of the townhouse.Sec 121 Exclusion has 3 requirements: First, Determine whether any of the automatic disqualifications apply (acquired property through 1031 exchange in last 5 years, or subject to Expat taxes)Next, meet the ownership requirement -> you owned the home for at least 24 months (2 years) out of the last 5 years leading up to the date of sale (date of the closing)Finally, meet the residence requirement -> owned the home and used it as your residence for at least 24 months (or 730 days) of the previous 5 yearsThere is no “Wiggle Room” but there is a Sec 121 “partial exclusion” for people like you that missed the residence requirement by a few months.

Although mine does populate a trial balance and balance sheet automatically also.

We're now looking for another investment property...the market has shifted, interest rates are higher now, and there are many investors in our local market that have long ago snapped up the easy ones.Now, I'm continually listening to BP and other podcasts with the idea of figuring out how to create a good deal, instead of "finding" a good deal.Also, whether you're a real estate agent or an investor, remember that the market will change...the interest rates, rent rates, and who knows what else will change. 

Read Profit First, Shift By Gary Keller, The Power of Human Connection by Kody Bateman.

To win in property deals, keep up with nearby shifts, look at loan choices, connect with banks, and think about hiring someone to oversee properties.

Both the new and old accountant send monthly statements, but the old accountant also used to automatically send me an annual statement at the end of the year for my taxes which is really helpful. 

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

However, after recently relocating to California for personal reasons, I've come to realize that the market here is quite challenging for beginners like myself.I'm contemplating shifting my strategy to out-of-state investing.