If you declare a property as 1031 eligible you can defer capital gains on the sale. 

Here's how:1 - New roof cost about $5k.2 - If you pay for it while you own it, it's a cost to you since it comes out of your pocket in the form of cash, that you have to recover before you make a profit.3 - If you bury it in the original financing when you buy, (Terms - 4.5%, 30y am), it will add $25/m or $300/y.4 - If you sell the property in 5 years, your cost (in lost CF), is only $1500.5 - Now, when you list the property for sale, and declare a new roof only 5 years old, do you think you can get at least a $1500 increase in your sale price?...

That code section states:(1) “Prospective owner-occupant” means a natural person who presents to the trustee an affidavit or declaration, pursuant to Section 2015.5 of the Code of Civil Procedure, that:(A) They will occupy the property as their primary residence within 60 days of the trustee's deed being recorded.

@Andrew T Bolton since this subject is for a "primary home" this basically this comes down to where you are declaring your residency. 

Get some 25 year old 6'4" and 250 lbs of solid muscle to do it and give them $50 if the tenant leaves!

The document used to create the Agent Trust is a Declaration of Trust Agreement and is a private document that is not recorded or filed in the public records.

That's just a d-bag way to consider things, it is, no way around that simple fact, your declaring your total disregard for anything except a singular focus to serve YOU.

Yes, you can sell it.Sometimes Peoria will grandfather a duplex and refer to it as a "legal nonconforming" single family zoned property with duplex as permitted use.If this is the case the new owner will be able to legally and officially use it as a duplex.I have also heard of people finding an architect to declare that the house was originally built as a duplex, which would help you get it rezoned as multi-family and duplex as permitted use.PM me for more info.

I have a $20,000 debt to the IRS, which I am paying off at $381 per month due to high taxes declared two years in a row to qualify for a mortgage.My goal is to build a portfolio of properties that pay for themselves.

I said that the same protection can be had for less money than having mortgages by putting the paid off properties into trust.most states have upheld the “Illinois land trust” — has nothing to do with Illinois per se. it’s a description of how little a trust can do without being declared passive and therefore executed.