Get the maximum tax deduction, invest, and then be selective about which asset I would like to convert.

The secret is tenant selection, and finding good tenants in the program. 

In each category, note how much you are bothered or stressed on a 1 to 5 scale, with 1 = not bothered at all and 5 = stressed out: Pain Points Stress1 to 5 Pain Points Stress1 to 5 Unit turnover Exterior maintenance Advertising for available units Deferred capital expenditures Tenant screening rules Plumbing or electrical emergencies Tenant selection / discrimination rules Mortgage payments Documenting move-in conditions Bookkeeping and bill paying Documenting ongoing conditions Taxes and insurance premiums Dealing with tenant complaints Risk of late payments or non-payments Dealing with neighbor complaints Risk of property damage or vandalism Mold, termites and rodents Premises liability Interior maintenance Evicting tenants If your completed table has mostly 1s and 2s, then congratulations—you are a happy landlord!

Seems like you have some good volume.We use QuickBooks Online exclusively for all of our REI Clients.

Challenge is that I have an exclusive agreement with the seller because they wanted to list it, but changed their mind.  

With the two year as primary gain exclusion he can make a lot of money. 

I don't have airdna, but i did come across one that similar tool that showed these stats for free, and even showed some of the houses people were trying to sell exclusively on these platforms.

The time period you select is whatever you are comfortable with.

BIG bonus is you snag something with Timber that will grow and you can do a selective harvest 20 years from now the Timber could end up paying for the building of the home.

@Alan Asriants Since you already received your decision,  I assume you selected the non oral hearing option?