I am trying to quantify from a tax perspective what exactly I am sacrificing if I rent my existing primary and sell it after a year or two rather than just selling it now. 

Altogether, the shift will result in a fresh round of layoffs for the bank’s mortgage operations, executives acknowledged, but they declined to quantify exactly how many jobs will be lost.

It is good for a check to see how off the calculated number fairs with the actual number, but that is it.The reason I don't believe in an equated ARV is because there are some things you can't measure.If the subject house is next to a cemetery, or a loud bar, how do you quantify that "inconvenience" into an equation?

@Todd Goedeke that's a little difficult at the moment to quantify since I live on the other side, but if I split everything down the middle.

That's a fine & admirable goal, but it isn't quantifiable.  

Gary Keller, in his book Millionaire Real Estate Investor, recommends that approach, with regular refinancing to twenty five- to thirty percent down, fifteen year loans, because that is the way to get best interest rate, and achieve strong long term returns.The last, and perhaps most important point is harder to make, because it is very hard to quantify, but it has to due with risk.

I can quantify repair costs averages, rent increases, turnover, etc. but you can't control utilities.

You compensations for retaining the risk is the savings in PM fees between 1 & 2.Hopefully the example quantifies your perspective on your risk, and in turn, helps you choose which fits your risk tolerance better.

In the bond world it's easier to quantify because you have a rating agency that gives you a generally accepted comparison but in RE people take on additional risk and find it easier to justify because there is no indicator of risk for them to compare two opportunities against.  

.#5 Practice, Practice, PracticeWalkthrough potential rehab properties (or find properties virtually online) and practice creating detailed scopes of work, quantifying repairs and estimating rehab costs for the projects.#6 Get Your First Rehab ProjectYou can practice all you want, but ultimately you will learn the most about estimating rehab costs by actually rehabbing a house.