You have 3 years form renting out to decide to sell and still pay no taxes.

I'm sure his credit is scorched already.No need to beat him down further for me to feel I had done what I needed to do to hold a charlatan accountable.

I also don't want refinancing risk, so any deals with only 3 to 5 year debt are out for me.

It's going to be tough for me to go for something in the 70k range.

Technically, the IRS could pursue the Substance over Form doctine if they believed this was all done for tax avoidance in pre planned steps.

The lender was great for me, Washington Mutual Bank, but is no longer around.

But this also lets you bargain by saying "you say it makes money but you have never claimed any profit".If you like it and then you get a lawyer to draft a contract with all the Details, detailed out even more and push for a closing day.Once that is good to go, you make a new business then do a DBA form if you want to keep the existing name for recognition.The buyer does NOT need a representative like Real Estate, it is fairly uncommon for buyers to have one.

I’m married with kids and own a primary residence, so no house hacking for me!

Thank you so much Mohammed, that really cleared things up for me.

I've been doing this since 2021 and this tornado is a big project for me that I've havent experienced before.