I am unsure if my CPA has: 1) mischaracterized the losses from the sale of my rental income properties, and 2) is missing out (either carry back for 2 years, or future carryover) the loss from the sale.

A 1031 Exchange looks like its the best plan here but you'll have to be diligent to find an exchange property that also meets your future goals and works with the timeline of your home sale.1.

Your future self will thank you.

I will offer this suggestion, If you can secure long-term tenants post-leaseback and consider future value-add improvements, the property could yield even greater returns.Also, keep a close eye on commercial real estate trends in Middle Tennessee, especially given the area’s growth.

Need to try though.For the future, to not repeat your mistake, read this post:https://www.biggerpockets.com/forums/51/topics/1167632-expla...

I know it will have value in the near future, just wasn't sure how well STR and MTR is doing.

My strategy focused on leveraging the future growth in the area to secure a long-term investment at an advantageous price.

Thanks,Steveif you ever need attorney referrals let me know I have a laundry list of attorneys  Chris,  That's a very nice offer and I'll keep that in mind in the future.  

This is good news due to future increases in Taxable Values being capped:)@Nicolas Munoz The City of Detroit offers many 2-4 unit properties, allowing an owner to live in one unit and rent out the rest.

In the future, if you're a landlord, remember that these are your customers and try to approach your business from that perspective.