Quote from @Merny Pierre: I'm following this thread, Thank you all for your valuable input.Where can one go to find hard money lenders in their areas?

For the seller (John) to defer capital gains via a 1031 exchange, the sale proceeds must be reinvested into like-kind property within 180 days.

We have CDs maturing at the end of the year that could fund a new primary residence.Should we:1) Sell it with no Capital Gains tax.

This can lead to more opportunities and partnerships.Market Understanding: As a property manager, you'll gain a deeper understanding of the local market, which can be invaluable when you start acquiring your own properties.Steady Income Stream: Property management can provide a consistent income, which can be particularly beneficial in the early stages of your real estate venture.Skill Development: You'll develop a range of skills from customer service to maintenance oversight, which are crucial for successful property ownership.Brand Recognition: Establishing a presence as a reliable property management company can boost your reputation, making it easier to attract tenants and investors when you start acquiring properties.Cons:Time Commitment: Property management can be time-consuming, especially if you're dealing with multiple properties or demanding clients.Regulatory Compliance: Staying compliant with local laws and regulations requires diligence and can be complex.Conflict Resolution: Dealing with tenant issues and conflicts is an inevitable part of property management and can sometimes be challenging.Financial Risk: There are financial risks involved, including late payments or damage to properties.Market Fluctuations: The property market can be unpredictable, affecting both rental income and property values.Overall, starting with a property management company can be a smart way to enter the real estate space, especially in an area with a clear need for such services.

You could point out that since it's a rental for the last 12 years, she will have some serious capital gains to pay with a regular bank-financed sale, and with your proposal, that tax will only come due after the balloon payment. 

From time to time I will hear of people who utilize it well and gain business from it. 

Especially if they gain tax deductions that might be worth as much the income. 

It was our primary a few years ago and we decided to sell so we could escape the capital gains tax.

2️⃣ Property Tax Deduction: Claim up to $10K for state & local taxes.3️⃣ Capital Gains Exclusion: Sell your home?

If you can hold off for 2-3 years to save more and build a solid emergency fund, it may give you greater financial flexibility when you’re ready to buy.If buying now feels too risky, consider renting for a while to gain privacy without the long-term commitment of a mortgage.