If you’re planning to expand and explore other opportunities like fix-and-flips, structuring your real estate business as an LLC (Limited Liability Company) might be a great next step.An LLC offers flexibility while protecting your personal assets from liabilities related to the properties.

There is a Citizen by Development program that helps you save taxes for new developments but the best bet is to buy an existing property and slightly renovate.If you have never dealt with Caribbean based labourers and you have no patience... then the Caribbean is not for you. 

I completed a 1031 exchange two years ago, but found the strict time limits made it difficult to find a good deal.

I bet it appreciates 2 or 3k/month over time.

Additionally, many lenders will limit your rehab budget with lack of experience.

What Property limits and deductibles?  

The local store may have a limited selection but you can find more sizes and options on their website.The tenant may very well trash them, but they are inexpensive and can easily be replaced with the deposit.

Maybe you could ask her to sign a lease addendum advising her that her ex lives in the building and asking her to certify there are no restraining orders and such limitations on either on either of them to her knowledge.

But if the license is required and its a flaw on the lenders side you can bet the borrowers attorney will raise that.. 

I know Fannie/Freddie changed the guidelines for a cash-out refi to 12 months, but I'm seeing something called a no cash-out refi/limited cash-out refi.