I have totally given up on Quickbooks though it remains the best accounting software for the non CPA type 

Do a 1031 exchange and buy two replacement properties - one for $250K cash and one for $250K using the remaining $50K of proceeds as your down payment.Once this is done your 1031 is complete. 

I can answer Jason’s remaining questions focused on Roofstock, the contractual terms, local broker’s insight, etc in a later post, probably in a few weeks, as this post is already verbose.

Assuming your property is in Utah (like your profile indicates), here's the state law from a basic internet search:In Utah, a tenant who abandons a rental property without notice is liable for the lesser of the following: The rent remaining on the leaseThe rent plus the difference between the fair rental value and the agreed-upon rentThe cost to restore the property to its original conditionThe landlord can also remove the tenant's belongings and sell them if the tenant doesn't claim them within a reasonable time.

I went to every one of the 65 hearings myself and got 61 properties lower and 4 remaining the same. 

I wanted to offer him about $50K over what is remaining on the mortgage and go through the 60-90 day process to assume the existing mortgage.

The boot amount is taxed as capital gains and may also trigger depreciation recapture.For example, if you sell a property for $500,000 with a $300,000 basis, resulting in $200,000 of gain, but reinvest only $400,000, the remaining $100,000 is taxable.

If the property is paid off and remains vacant for more than a couple months, it probably means something more serious is going on in the local economy.

If I buy out the first lender, can I foreclose with the total amount due for both loans combined, or will it remain as two separate loans, with only one being foreclosable?

However, no one at PennyMac was able to provide documentation nor were they able to confirm that our monthly payment would remain the same after transferring to the LLC.