One cost that often makes sense to call out is the transfer tax, also called “Documentary stamp tax,” or “realty conveyance tax”. 

In summary, it's a pictorial documentary of New York City slums in the late 19th century. 

You would only subtract routine permissible selling expenses such as:Permissible Selling Expenses and Closing Costs: Owner's title insurance premiums Escrow agent, settlement agent or closing attorney fees Real estate agent’s or broker's commissions Finder fees or referral fees 1031 Exchange Qualified Intermediary fees Documentary transfer taxes Recording or filing fees Attorney fees and costs related to the disposition or acquisition Tax advisor fees related to the disposition or acquisition You would NOT subtract any non-permissible operating expenses or costs nor any lender or financing related costs such as: Non-Permissible Operating Expenses, Lender or Financing Costs or other Closing Costs: Financing or lender costs such as loan fees, loan points, appraisal fees, mortgage insurance premiums, lender's title insurance policy premiums, and other loan processing fees and costs Prorated Property taxes Prorated rents Insurance premium payments Security deposits Payoff of credit card balances Repairs and/or maintenance costsBased on the numbers that you provided, I'm guessing that you traded down enough so that the 1031 Exchange will likely not provide any benefit. 

My day job is directing TV commercials and documentaries but am super interested in expanding the real estate portfolio, ideally to a point where the investment income can replace some of the TV commercials and I can spend more time on personal directing work! 

I would suggest that you watch the documentary, The Secret.

Some years ago, I saw a documentary, and there's charter boats in Chile, that take tourists to Antarctica, which I think would rock...get to do 2 continents in one trip!

The Net Sale Price is computed by taking the Gross Sale Price of $230,000 and subtracting routine selling expenses such as real estate agent's commission, title fees, escrow closing fees or attorney closing fees, recording fees, documentary transfer taxes, 1031 Exchange fees, etc.

The Net Sale Price is computed by taking your Gross Sale Price (I assume that is your $173,000) and subtracting your routine selling expenses such as real estate agents commission, title insurance charges, escrow or attorney closing fees, documentary transfer taxes, exchange fees, recording fees, etc.In your example, your Net Sale Price would likely be about $165,000.

I watched a documentary about a young man who built one.

@Lillian Burke, Your link to the German Documentary on American homelessness, brought to mind this local TV news documentary about my home town of Seattle, -Which is rather dramatically titled "Seattle is Dying" https://www.youtube.com/watch?