If I do, I need to sell it by July 2026 in order to not have cap gains. We lived in two of the last five years up until July 2026.
I haven't been like I should watching the market like I should. I want to have more re...

Here's a good breakdown of your options for tax collecting starting Feb 1 based on the new regulations.

The premiums are made with after-tax dollars and the cash value in the policy he grows tax-free And can be access tax-free. 

This means you’ll pay short-term capital gains tax at your regular income tax rate.2.

The higher the rent, the better for tax purposes.

As opposed to either doing the cheaper 1031 and being ahead on taxes.

Robin, IRA is a tax-deferred vehicle.

They asked me for my tax return but never looked at the s corp where all my income is. 

Hopefully someone with tax accounting knowledge can jump in here with more detailed analysis, but I looked at this a bit several years ago...1) You still have to pay the depreciation recapture on the sale decreasing the net benefit of this approach due to the large tax payment in the 'sale' year2) The LLC would need to not be a passthrough entity so that it can be taxed separately from you, so you have to add another tax return cost for the years going ahead3) Taxing it separately from you likely means corporate status and corp. taxation rates which are higher than yours and I've heard many times over the years to avoid titling real property as a corp...Overall from what I've seen this only makes sense in a select few scenarios, which for most people aren't in play. 

@Dave Foster could probably tell you where the 25% taxed depreciation recapture figures in.