To consider Vegas on average has as more already going for it as San Diego or LA, S.F. long term REI wise might have to partly ignore some basic supply and demand + jobs base fundamentals perhaps. 

The side that is business use you could exchange, the personal use would not be eligible for exchange however if you live their 2 years that side may qualify for the Section 121 gain exclusion.There are costs to completing a 1031 and timing requirements - with just paint and a little sweat equity how much value do you think you created? 

A 3-day cancellation notice, informing you of your right to cancel your contract if you signed the agreement in your home, or at a place other than at the contractor's office or business;All warranties on the owner's rights; A statement warning, in ten point bold type or larger, directly above the space provided for the signature, the following: DO NOT SIGN THIS CONTRACT IF THERE ARE ANY BLANK SPACES.Whether any lien or security interest is on the residence as a consequence of the contract.An enumeration of such other matters upon which the owner and contractor may lawfully agree.Any other provisions otherwise required by the applicable laws of the Commonwealth.A clause informing the owner about: any and all necessary construction-related permitsthat the contractor must obtain such permits.that owners who secure their own building permits or deal with unregistered contractors will not be eligible to access the Guaranty Fund.Acceleration of payment: No contract can contain an acceleration clause that would require any part or all of the balance not yet due to be declared due and payable because the contractor deems himself to be insecure.

Id also check out if the property you have in mind is USDA eligible, its zero down payment, there is a funding fee but that can be wrapped into the loan, and with seller paid closing cost you can be in a multifamily for nothing.

Not sure if that really protects you but it was interesting hearing from an attorney.You have to fill out the CRP form for each tenant, you will give that form to your tenant for them to fill out the M1PR if they are eligible.

Good firms don't charge a fee unless they deliver savings to you, so there is no risk to you in exploring cost seg as an option.  90% of eligible businesses aren't using cost seg, because they don't know about it.... 

How much equity do you have to have in your home in order to be eligible for a home-equity loan?

How much equity do you have to have in your home in order to be eligible for a home-equity loan?

Its always better to know  what is your eligibility   for loan. 

Focus on paying off the CC and car loan (both sources of bad debt), and eliminating bad money habits - this is absolutely fundamental to long term financial success.