@Stanley Nguyen Interest income from private lending is taxed as ordinary income, which can significantly reduce your effective return.

. , I didn't want it to loose that tenant so simply i helped him to get " energy assistance" this is a program to help people out if they can't afford heating bills , I don't know if it is in your state so you my want to check this out.

So while moving back into it for 2 years does bring the 121 exclusion back into play, that exclusion is reduced based on the percentage of Non Qualified usage over the holding period.  

Increase your earnings, reduce expenses, save up, and invest.

I just don;t have the energy to pursue litigation.

Investing in multifamily properties offers steady cash flow, diversification, as multiple tenants reduce vacancy risks and provide consistent income.

Diversifying your portfolio could reduce risk and improve overall returns.Higher Cash Flow Potential: If you redeploy the equity into markets with higher cash-on-cash returns, you could significantly increase your monthly cash flow.

Is her goal to be nice and provide some of the gains or reduce her taxes by trying to split income between her and her ex?

Saves his credit and reduces your sentence.

A lot of what you're paying for is free / reduced with Baselane.