A portion of rental income can be applied to your income if separate units (not for bedrooms in your unit) which could bump the value a little, but this will pose a challenge. 

If I did my math correctly, on a 3,600 SF triplex where you buy the land for $150k, you generate a gross profit of about $84k (based on a $140/sf build cost and sale price of $205/sf), before you pay interest on any borrowed funds or closing/commission costs.

You can exclude all appreciation on the original capital gains investment when you exchange or sell a property in an opportunity zone if you held it for more than 10 years.You are able to permanently exclude 10% of deferred gains from capital gains tax as long as you hold the property for at least 5 years and 15% if held for 7 years.Deferral of recognizing capital gains after the sale of a capital asset as long as the capital gains are invested in a QOF within 180 days of the property disposition.

You make a commission off the sales and they provide the leads, systems for you to work.

However, I cannot speak to apartments, as this depends on the individual complex.Additionally, we are finding a small number of properties for sale where the seller is willing to contribute to the buyer's closing costs.

I’m surprised they were dumb enough to jack the sales price up 70 K above retail.

Your profit is the difference between your adjusted cost basis and your net sale.Adjusted cost basis is your cost of acquisition plus any capitalized improvements minus depreciation.It is very possible that you could sell a property you have refinanced and generate no cash at the sale but still have a big tax bill because you sell it for more than you purchased it for.

You often only have to worry about tax upon the profitable sale of an asset. 

I currently have several properties for sale in flood-prone areas along the beaches of St.

Sales is very different than corporate jobs you only get paid if the deal closes.