These benefits are hard-earned, and taking away their eligibility by assuming their loan isn’t a fair trade-off.

A lot of stuff seems off here.

If it's worth $1.3 million today, it will be worth $3 million or more in 20 years, you'll have paid off the debt (or most of it), you'll earn at least $3 million in cash flow over those 20 years, and you'll have tax benefits.

Reason being, Valdosta has experienced two hurricanes and inflation, like we all have, in the last 5 years and the property taxes have been rising every year for the last three.

If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

Showing off my data will only give people the wrong impression.

Or am I totally off, and the seller has to perform the conversion before I can make an offer?

If you need an LLC for tax reasons later, you can move title into an LLC later for a couple hundred bucks.

AT MOST you rent it out for 2 years and then sell it but honestly you’re probably better off just selling it.Assuming zero vacancy and zero capex you’re going to make about $12k/yr.

She may be better off selling the house and getting rental assistance on an apartment or rental house that they can continue to co-habitate in.