Working with a reliable contractor was another smart move, making the rehab more manageable.Even though the profit wasn’t what you hoped for considering the time investment, you’ve gained valuable experience.

It's also seen some stellar price appreciation with the median price doubling in the last 5 years.I own 12-doors there myself and live in California.Travis, if you don’t mind me asking, what brought your attention to the Detroit area? 

BUT I gained tons of experience and was able to get in the game.Sounds like you won't find something cheaper than what you have going right now, but have you looked at the live-in flip strategy yet?

There are situations where we could have a paper loss but still be able to show some cash flow, which is ideal.One of the downsides to selling property 1 is the potential for depreciation recapture and capital gains from any appreciation.

Cash flowing and approximate gain of $80k in equity.

Instead of recognizing the gain of 600k - 100k, you get a stepped up basis at time of death.

I'd try to buy and find something ugly and make the changes progressively before you leave, gain that equity, recast a bit, and in 4-5 years rent it out.

I did not ask her age ) with a disabled son ( he can not talk, and needs medical attention ).

This may or may not get their attention.  

Transferring your current property to an LLC typically won’t result in a tax gain or loss but could trigger transfer taxes depending on your state.