Hi guys, I've got some serious gratitude to the experts on this forum who have given some exceptional ideas on creative financing and giving explanation of the tools available -- thanks a lot.Now, I need some help.  I...

It is certainly possible to combine a primary residence exclusion and a 1031 exchange to completely eliminate most and defer the rest of the tax.However in your case with only 1.5 years of depreciation it might make more sense financially to simply forgo the 1031 portion and pay the depreciation recapture.  

The tech boom combined with many upcoming projects and initiatives have really caught the eyes of many investors to the Pittsburgh area, not to mention that the buy-in is often better than other more saturated markets.

Go to a second hand store and you’ll have tenant calling on a Sunday night that the fridge or oven just crapped out .

I have seen them take one of my properties listed and combine it with another unlisted property to create a 3rd property that has NEVER existed. 

And no, I'm not going to wait until he's at the door with all his crap on move in day to deny bc he doesn't have utilities in his name.

Now the 4 properties appraised at a combined value of 447k(about 49%LTV)The 6th property we bought with the line of credit, so nothing on this one.  

Combine 1 and 2. 

@Justin Johnson I also agree with @Omar Khan's point but I think in these non-stabilized assets a combination approach should/will be used to determine the actual value.

For me personally, I use a combination of Podio and ActiveCampaign...