Do you think the state bar would have a problem with me calling myself a certified lawyer? 

This allows you to use all of the tax and deferred depreciation recapture to purchase the larger MF propertyA consolidation exchange is where you sell multiple investment properties to purchase a larger and nicer investment property, but you also get the benefit of using all of the tax you would have had to pay to your advantage.

And that is a licensed MLO  Lawyer or in some instances a RE broker..

Taxes: Be aware of potential transfer or capital gains taxes, depending on your state.4.

You need to have the income and tax liability to support the depreciation.

(As AZ and your current state will fight over who gets to tax your gains with the federal government.)I have to throw most of the shade on your horrible tax guy/cpa who didn’t tell you renting it out was a $50-$100k mistake. 

Areas near oil production hubs could experience economic booms, creating localized opportunities for real estate investments.Beyond these broader economic initiatives, Bessent has been vocal about extending or even expanding the 2017 Tax Cuts and Jobs Act (TCJA).

Can you either rent out your current property if there’s been little/no appreciation, or sell it tax free?

Have any idea about Gift tax in NY?

I didn’t see your location in your profile or your post, but assume at least 17% state/federal taxes leaves you with $10k/yr.