If you have more passive losses than your gain is estimated to be, you would have net taxable loss to recognize.If you want to sell and not pay tax, I would definitely look into 1031 exchange.

If there are damages, chances are you will never see the money to fix them. 

I'm originally from Western PA as well (Slippery Rock) and now reside in Atlanta.Here is how I am looking at it along with the assumptions I am making:1) I think the growth prospects are better in the Atlanta market than Pittsburgh from a pure demographics standpoint.2) I estimate your return on equity at 7.2% currently3) Over the long haul appreciation is going to take you further when it comes to net worth than cashflow will4) Doubling of the roofs is doubling the expensesThings to consider:1) What is the year built of your Atlanta property vs. what you could replace it with in PGH?

All I can say is I’ve seen it time and time again, accuracy in your estimates, detail in your work, and anticipating future costs/market changes and building contingencies in your budgets may cost you some deals but will save your investments. 

This is all public data, except for the rentometer estimated rents (which you should expect to mark up for being fully-furnished). 

It will also establish legetimacy.... wholesaling is a sketchy business hence anything you can do to increase your credibility will only help your chances at success. 

maybe only be extra $40,000 to build open loft... and I would guess I could possibly charge $2000/mo rent, not sure>>***I was kinda crunching numbers...if I'm estimating it correctly it will take me over 4.5 to 6.5 years in excess rent to make up the cost of building the private loft.....does that seem worth the extra loft cost?

It's oversaturated with crappy wholesalers who don't know ARV and can't estimate repairs costs. 

Given its age, we’re planning for a roof replacement and two new AC units within the next few years, which we estimate will cost around 15 - 20k in total.Our single family rental, built in 2020, is newer, so we don't expect major repairs anytime soon.On average, the duplex runs about $400–500 per month in maintenance and repairs (including significant repairs like AC replacements), whereas the SFR averages under $100 per month.

If you have gone criminal one reason folks dont do that is there is normally ZERO chance of getting paid back..