A Qualified Joint Venture only applies for LLCs in Community Property States: Arizona, California, Idaho, Louisiana, Nevada, New Mexico, Texas, Washington, and Wisconsin.Annette Hibbler,Steve Hamilton & Steve Might: Can I ask for your input on this.

But Hubby and I are looking at Tennessee and Austin, Texas for new place to reside, California is quicly becoming just another MEXICO. -- Dawn

If the properties are in the following states, then your Aunt can take a 100% step-up in basis based on fair market value: Arizona, California, Idaho, Louisiana, New Mexico, Nevada, Texas, and Washington, Wisconsin. 

I'm in agreement with @Michael Greenberg about the politics and crime in Mexico. 

Okay,so my wife owns a home in Mexico that she wants to sell.

We have the University of New Mexico here and I’ve been thinking a lot about that area.

We have a number of clients in Mexico with properties in the USA.

My wife's name is Cruzita Avila, daughter of a hispanic field worker born in Mexico.

1: can we use a 1031 exchange on an international property sale (Mexico) that is debt free?

@Drew Sygit, my husband forwarded me an email today from Marriott offering a private home in Destin (or Palm Springs, Gatlinburg, Mexico) under their "Homes & Villas" branding.