One option I'm pretty familiar with is land conservation easement/fee simple - though this is more of a strategy to help with all AGI rather than strictly capital gains.

-Explore builder-financing programs, private lenders, or hard money lenders who may focus more on the deal itself rather than personal experience.If you can demonstrate successful project management and a solid business plan, funding will become easier over time.

When you own a couple of units, the odds of there being unexpected vacancies that overlap each other are usually low, but when you acquire more and more real estate, the odds of tenants moving out around similar times increases. 

We all know that is there is nothing worse than not feeling confident about handing over the keys to your property. 

Due to this and the fact there are currently tenants in both units, it took longer than we wanted to get the inspection scheduled last week.

This gives a better snapshot of market trends than averages, which can be skewed by high or low sales.November: $484,995December: $484,500January: $491,995 How long would it take for my home to sell?

We do a small fruit basket and 2 bottles of wine (1st one complimentary, 2nd one, there's a "pay envelope" $10).BUT nothing says welcome to Eugene, Oregon like a couple of joints... :-)(just kidding, but depending on the Guests demographics, we can direct them to the best dispensaries...)

Now less than a year later, the property is being sold as a duplex and everything on the city and county’s website said duplex.

Don't make your life more complicated than it has to be.

@Collin Luckett  Just adding, if you have the ability to fund with your HELOC, it would be far cheaper than PML or Hard money.