I think @Sean Graham would be able to help you on specifics of if your intended replacement property will have enough 1245 assets.If you want we can hop on a call and go through all of the hurdles. requirements and timelines for a 1031.

I would say that is an unreasonable request for you to provide accommodations while you cosmetically upgrade their unit.

It is typically your primary job.The 40 hr/week W-2 worker is going to have a hard time convincing an IRS agent they are meeting this threshold.STR loophole is a better path for my friends in this category.Once you finally cross the pro hurdle, you're not done!

The ADU hurdles are jurisdiction specific.  

Start cutting the favoritism, the golden net's, remove hurdles for small business launch, remove corporate favoritism and watch things correct themself. 

There are some exceptions to this but this is the general rule.The $150,000 hurdle shrinks to $75,000 if you are married but filing a separate return.Creating an LLC does not suddenly bypass this.In actuality, you created another filing requirement which your CPA will charge you an extra cost for. 

This client faced similar hurdles with unpermitted changes, and having the right contractor made all the difference.

I totally agree prices on the West Coast can be a hurdle,but with the right team, BRRRR is definitely possible.Wishing you all the best. 

I'm keeping my eye out of a 4plex to help reduce my, probably unreasonable, fear of vacancy risk but keeping my options open just to get started so a 2 for got my attention.     

From there, if not willing to budge/negotiate, then have the attorney jump in and dispute that unreasonable bill.