So people can start bashing on me for this, but I don't see a significant problem and haven't had one. 

Consequently it requires self-restraint, persistence, and being always ready to take initiative as you proceeds with your investment journey in housing business.Good luck!

******************************Current Loan Bal - $315kMortgage Pmt - $1344/mthProp Taxes - $840/mthInsurance estimate - $300/mthTotal estimated PITI = $2,483/mthHOA - $124/mthTotal Monthly Expense (not incl, Vac & Coll, Mgt, or Capex) - $2,607************Estimated Monthly Rental Income = $4,000 to $4,300Estimated Net Income - $1,393 to $1,693  ($4,000 - $2,607, etc)Annualized Net Income = $16,711 to $20,311***********Estimated Current Sales Price = $830,000Est sales cost of 6.5% (5% commissions + 1-1.5% other costs) = $53,950Est Sale Net Proceeds - $776,050Est Net Cash (after loan payoff) = $461,050 ($776k - $315k)******************************Est % ReturnsAs a Rentalbetween 3.62% to 4.41% ($16,711 net inc/$461k net cash from sale, etc)Again, this does NOT include vacancy, collections, management, or capex, etc.

I then proceed to show them comparable sales in the area and a report we pay for that shows projected appreciation rates based on a variety of data. 2.

Talk to your lawyer, but I suspect you can recoup her share of the mortgage and utilities from her share of the proceeds when the house is sold.

His closing costs and outstanding mortgage would be deducted from his proceeds, let's estimate that he walks away with If $175k.

Your gross income is the total amount of proceeds that you received from all the sales which is $500,000.You then have 'inventory' which is the cost of the purchase price of properties, rehab, materials, etc that went into the properties.You then have overhead costs such as driving to the properties, LLC Fees, etc which are expenses and then bring you do your net income.

All without a 1031 exchange, because I wanted to hang onto some of the proceeds from the sale to purchase furniture for my new short term rental. 

Personally, a developer bought land next to us and tried to clear a portion of our land along with his, said the line was unclear and he'd dispute it so best to let him proceed, but he backed off once he knew we had our survey and owners title and would make a claim.

As I understand it, no, you cannot 1031 those proceeds to build an ADU on your primary residence. 1031 exchange money has to go towards NEW, real property.