@William Hochstedler  Yes, the length of time before the Statute of Limitations can be used is very state specific, http://www.bankrate.com/finance/credit-cards/state-statutes-of-limitations-for-old-debts-1.aspx  but the general principle is broadly accepted and a statute of limitations defense is available in every state. http://www.nolo.com/legal-encyclopedia/statute-of-limitations-state-laws-chart-29941.html  However some states do exclude mortgages. http://www.americanbar.org/groups/litigation/committees/realestate/news_analysis/news_developments_2015/state-mortgage-foreclosure-statute-of-limitations.html  Here is a quote from the above link to the American bar association website regarding using the various state Statutes of Limitations in regard to mortgage liens.As a result, it is not uncommon today for a mortgage to have been in default for five years, six years, or even longer before a foreclosure is finally commenced or reactivated.

tridID=8&type=pdf) which excludes all the closing costs itemization.Any insights from the pros?

I ask because I know if a bank has to offers at the same price no inspection contingency would be the more attractive offer so for that reason do a lot of investors exclude it?

It excludes car washing and lawn watering but includes daily showers.

 My main question is, can a lender exclude income that was reported to the IRS if the business is not established in an LLC? 

I met all the requirements to exclude lived in for 2 of 5 years etc etc. 

it's very hard to give typical price range but would say if you exclude extensive rehabs and the worst parts of town; they would start at closer to 150k for a duplex.

Medical bills are excluded.

Also, are houses being held for resale/renovation (i.e. flipping) excluded from 1031?

Say, you want to target a 50-mile radius around Buffalo NY, but still exclude Buffalo itself.