3) can a 250k exemption from sale of primary residence be claimed in the same year as a 1031 exchange for a rental?

I live overseas and have been renting my only/primary residence on FF for a couple of years now.

Investment Info:Single-family residence buy & hold investment.

Hello and thank you for this reply - yes, I have been analyzing a few properties - I have found that the main issue for both the traditional long term rental and also short term rental in this area is reliable property management - it is traditionally a cottage country tourist area, but it is becoming more popular for long term residency, and there is an emerging missing middle, because of property prices.

Under the 1984 Garn-Saint Germain Act You can legally transfer the title of your personal residence into a trust for "ESTATE PLANING PURPOSES", but NOT for liability protection. 

I'm a former CA resident now in Lake Tahoe, Nevada. 

And she can take title as her primary residence.

Primary residence has about 100k in equity. 

In the inner City those neighborhoods tend to be densely populated with residents who own their homes and when there is a vacancy the home is normally purchased and flipped by investors watching the MLS like a hawk. 

Like many tourist destinations, Dublin suffers from extremely high rents pricing many local residents out and to try and negate that there are a number of rules placed on short term rentals in the city.