They got the nerve to call it Homeless Incentive Program. 

@Frank PerazaYou have your answer for the "what" question from @Lance Lvovsky, but depending on the FMV of the property in relation to adjusted tax basis, gifting may not always be the best answer.Facts, circumstances, and goals need to be examined to determine the optimal way to get the property from point A to point B.Might be best to let the the donee inherit the property depending on age of the donor, either directly or through a trust. 

Seems like maybe I hit a nerve with "turnkey". 

Housemates got on my nerves pretty quickly and in the future I would go for a higher turnover so that I don't get sick of them.

The recorders office will file any document that meats certain general criteria, this is not approval that the document is effective.When a title company issues a title report, the title examiner will offer his opinion as to what issues have to be cleared in order for the title company to be willing to provide title insurance and take the burden of deficient title.

My inspector examined the attic in 3 places and found 3 places with big termite damage.Defeated, I decided against it and while in the yard my real estate agent checked for anything else in the area.

I'd suggest any class offered by Chris Barnett, Kandyce Ellis or Travis Everette.You'll definitely want to pay attention to the  License Examination Performance by School and look at the pass rates of each school. 

I examined their lease, rent rolls etc from previous owner and did my "due diligence".Tenants in one unit are having personal issues (marital problems), financial issues (loss of job) and domestic violence problems.

Account ClosedYou'll want to engage a tax CPA/EA who will examine your facts, circumstances, and goals regarding the property. 

With a 1031 you generally can defer the gain.If depreciation has not been taken, it might be advisable to engage a tax CPA/EA to file an accounting method change on your next tax return.Probably best to consult a tax CPA/EA in general as they can crunch the numbers for you and examine all of your facts and circumstances.