In terms of the down payment, that 75,000 includes all of the additional fees and associated costs and such as well.

Keeping things hush-hush from the on-site staff?

Their customer support is terrible and some of their software, but they have about 8x the site traffic in general than Airbnb and VRBO combined, surprisingly.  

However we often find our electricians get more expensive the longer we use them so we are constantly looking for additional electricians.

Maybe you could extend the closings with some additional earnest money (even if you release it) and buy the time so you can simply do a regular 1031 exchange.  

If you’re okay with the lack of control, it could Be good for you.A benefit in addition to being passive is that you can invest in whatever markets you’d like.

In my area an  U&O is only done when the house is built or an addition put on 

I really do appreciate all the advice on this site and can't wait until I'm the one giving it instead of only asking for it. 

Additionally, the right of redemption only applies if the property was owner occupied during the 90 days prior to the sale and this is not the case here. 

Hey Chris, a few thoughts here.Considering that office is not attached to the house, I wouldn’t add any footage to the total home square footage; however, you could advertise that office space and amount of footage and amenities in your remarks.If you’re a Realtor or are using one for the sale, your local MLS may have fields dedicated to additional footage for other buildings on the property, such as ADU’s.The other point is that typically, perhaps depending upon location, a space needs to have heating to count in the square footage, which this office doesn’t have if I understand correctly.Consider contacting an appraiser to inquire about how they would handle this space on an appraisal, or a Realtor.