(I do much better than that because I buy correctly and I don't "over do" the remodel)6) Remember, you make your profit when you buy (buy wisely)7) Flipping: Is it Fun?

At this point since it's after the fact while not totally correct; you may explore adding the missed asset/basis amount as a selling cost to just reduce your gain. 

This is within 21 days of them returning the keys and giving a forwarding address, correct?

Correction: I said "Development/Redevelopment" and should have said "Construction/Development"

@Drew Sygit is correct - AND Detroit has had VERY bad weather in Jan - worst then most years. 

I would have been told by someone about index services (with correct hours) before spending $40 in postage to overnight something to Springfield.Hope my experience helps a fellow investor.

@David Cherkowsky   The above is absolutely correct, BUT do not assume you cannot qualify for a conventional loan.

I checked the lender web site and they show my payments correctly.

Additionally, related-party rules could disqualify the exchange unless ownership is structured correctly.

If you are going to purchase real estate in an LLC or any entity for that matter, I recommend titling the real estate correctly from day one.