The amounts of square footage cover is so low the delta becomes a rounding error. 

To 1031 it doesnt make a lot of sense IMO since $100k of equity going into a new property with 7-8% interest rates will force us to look into markets outside of Oregon, require a Property Mgr at 7-10% and we're almost back at square one unless its a MF with great cashflow.The main considerations for liquidating the brokerage account are: capital gains + OR state income taxes will be brutal, I like the idea of tax advantaged real estate gains AND growing real wealth and assets, not paper wealth.

"^ Do you feel like income you make on the units is based more off of square footage or location rather than add-ons you made for you while living there? 

Purchase price: $140,000 in Nov. 2005 Sale price: $175,000 in July 20071872 square foot single family home with no garage.

It may be harder to find that type of property in a rural area with acreage, but it's a way to get your foot in the door as an investor and also have a place to live. 

If you are trying to come up with a way to finagle the occupancy requirements while using an amazing loan (that you earned based on your service) like a VA, I would say you are starting off on the wrong foot.

This is a "foot in the door" asset type!   

Example value of a standing teak tree is $1 per board foot.  

I am just beginning to get my footing. 

Nonetheless, having it as legal square footage will help your ARV and sales value dramatically vs. having an illegal unit.