As a buyer, I'd almost always prefer the "touch up" or "just replace the plumbing with pex" treatment, especially if it's a pre-war home.My renters (single guys) care way more about things like the height of the shower head and how loud the ceiling fan is than what anything looks like.

(We are retired now due to his cancer).

Yesterday in Orlando we had the Breast Cancer walk which I was at, and boy did I see so many multi-families.

Total costs about 150 bucks in supplies with plenty left over for future treatments.

There are programs for helping first time buyers buy a home, and if you live there for two years, you'll get preferential tax treatment when you sell it.

My heart goes out to her because she's a single mom who has lived through a tough six years: lost her husband in a motorcycle accident, raising three young children with special needs and survived a bout with breast cancer.

Lending is a little more passive, but you do miss out on some of the benefits of owning real estate (i.e. appreciation, favorable tax treatment, etc) as you pointed out. 

So, not eligible for any special treatment.

When you’re just a single SFR investor with their PM firm, it’s unrealistic to expect the treatment for someone with a large portfolio with them…sadly.

That sale might qualify for tax free treatment with no 1031 needed which would make the decision a no brainer.