Quote from @V.G Jason: Organize taxes and eat better.  

You will have to gather more accurate operating costs (vacancy loss, taxes, utilities, insurance, mgmt fees, maintenance, HOA) to best determine potential future performance.

It will have to be a pass through/disregarded LLC to keep the tax payer the same and the 1031 valid.

It is amazing how many times I have seen the cash flow represented as rent - PITI and to compound the issue they did not realize the ADU would increase their property tax.   

Option 1 - NOI = Rent - (maintenance, vacancy, management, property tax, insurance)or Option 2NOI = Rent - (property tax, insurance)in both cases i assume DSCR = monthly payment/NOI

You are a high w2 earner, The house is worth 110k today, you are buying from your grandma for 60k in exchange for free rent for life, upside ARV of 200k.The costs of owning the house will help provide tax relief on your high w2 earnings, you are buying a great chunk of equity that will pay off in the future, and you and your grandma are doing each other solids. 

Nice, but confusing.Our situation: FICA for kids turning 18 while working for us.So, the only thing we can conclude so far is that the age definitions in the tax law are wildly inconsistent and unclear.

I currently am working on a project and have a ppm my lawyer is finalizing a few things on and have a few ideas on how to raise but wanted to reach out to hear from other investors that do have more experience in this area. 

In order to defer all of the tax you must purchase a replacement property that is at least as much or greater than what you are selling for.

Medford also just voted to increase property taxes which is another reason to act.