I have a followup question - I will realize a lot of capital gain from this home in Idaho, so I think unless I purchase a new primary residence I will have to pay that capital gains tax. 

I have one long term partnership that we share capital but I still do all the work ( rain maker) he is a cpa so he does do the books and tax return though :)  WE built one subdivision together were he put in 500k and I made him 1.2 mil in 18 months net profit so that was not bad.

Do you have experience and know the cycles of your market so you know the best price?

Financing your second property can be tricky since lenders may only count 75% of rental income toward your debt-to-income ratio, so get pre-approved early.

The loan is under my name, so the bank will send me - and the IRS!

So here I am... 

So after speaking with our cpa we have decided now will be the time to sell and avoid capital gains tax ! 

I have an opportunity to do so in Southwestern Michigan (not Detroit)...90 minutes from Chicago and 5 minutes to the beaches of Lake Michigan.

So it sounds like this is a once in a while problem.

If so, are there legal ramifications for the HOA board or voting members?