where were you when about 200 plus families in La I had to foreclose on and take their investment property from them.. its a nightmare I am not saying no debt its not realistic until you get to a certain level but having free and clear assets is a choice and no one can take them from you..I am a gambler anyway I gamble on appreciation every day.. and value add..so maybe I am not the best to have this argument with.but when I look at the truly wealthy friends I have and I mean truly wealthy  not 7 figures but 8 figure to 9 figure net worths most of what they have is paid for it not all.. unless they are in big syndicated deals.. houses are paid for second houses... house s at the ski areas the lake front homes.. etc etc.. but I guess I am just more in the limit debt camp for long term liabilities..

Now I just have define s good case scenario of a likely motivated seller.

There are no two providers alike and not all "turnkey" companies are made equally. 

So they get an offer and see the bottom line from opendoor or alike and they see profit they are happy.Now if they were provided a bottom line from and agent at real value without the excessive fees and compared that to an estimate from opendoor etc I think most homeowners would choose to save thousands of dollars vs sell a month and a half sooner.They are in Las Vegas and Henderson now as well.

I think they're a great tool for beginners and pros alike. 

Because people will pay $5.25.I understand that, but assuming a cup of coffee is not gonna drain your pocket and a million dollars will, im not sure that is a likely scenario for 99.9% of investors out there.

Also,Yes a like existed before you purchased it and it may have done damage. 

Congratulations, you have found one of the most valuable free resources on the internet for new and experienced real estate investors alike.

your best bet is check with a lawyer or a company that specializes in that...honestly im not sure if its a like or kind assets since your going from residential to commercial

Furthermore; you can expense/capitalize items directly related to the rental portion.3) When you sell the building - The personal portion of the residence will qualify for section 121 exclusion(250,000 or 500,000 depending on filing status) and the rental portion will qualify for a like-kind exchange.