From what I understand of your situation a 1031 is a no-go on every front: your current prop is your primary residence, you're not looking to purchase a new prop for a while (1031s exchange properties concurrently, you can't sell one and then buy the new one a year later), and your new prop would also be a residence.However, the bonus of your current prop being your primary residence is that you'll likely pay no taxes on the sale since you've lived there for more than two years.

You could pay someone like that by the hour or a flat fee for a day and then a bonus if you close on any of the deals, but that's them working in a different capacity.

Depreciation is a bonus. 

Other components of your W2 pay like bonus/commissions/overtime/car reimbursements generally need 2 + years to use to qualify so if you have these components of your W2 pay you may have to wait for awhile for it to season to be able to use it.

Bonus points if he has a few nicer vehicles worth something.

Crestridge has a tenant moving in 2 weeks later (nice bonus for my office on that one).Tenant occupancy length on the properties below:2322 Eastover: 18 months2986 Cresthaven: 30 months (Rent for $1,595 the first time, $1,795 the second time)4898 Flamingo: 12 Months (Early Move out, rented out in 30 days back in 2016)948 Perkins: 7 years 4531 Rosswood: 36 months

Banks can only take into account guaranteed income so not any performance based bonuses.

Another bonus is that a realtor will not be necessary when you do the sale since you are selling your property directly to a buyer.Good luck in your decisions.

They want to convert the garage into a master on main and turn the upstairs into a bonus room then have final approval of material selections.

I pay my current and past tenants a referral bonus and it helps me get great tenants and reduce the costs associated with finding great tenants on my own.