I'd be looking at multiple structures. we try to build below the average new build cost in our market in Columbus Ohio which is 515,000 last year and we target land 40-50k and urban core adjacent where we get higher price per square foot. we build for clients with margin around $190 a sq ft depending on multi or single. we can get that down in our triplex it's a little higher on our single family homes because of garages and limited economies of scale. hope that helps. idk Philly but if you show me the area and styles of homes I can give you some more insights. 

A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

Whomever will do her taxes when she does sell, (can be done prior, and should be asap) will have to submit a change of accounting method form .....I've had multiple clients that never took depreciation and when they sold, we had to fix it...doing your own taxes isn't as easy as some tax software companies make it seem 

As a real estate agent and an investor, I am on the market daily and explore opportunities for myself and my clients.

The client can always use their own funds to replace debt. 

Ensure compliance with 45-day identification and 180-day closing rules.This post does not create a CPA-Client relationship.

Is it realistic to ask for and expect to get at least 2 landlord references and 2 tenant references (current clients) if I am a " small time" landlord with one property, not multiple units?

When the house eventually sold, I contacted the buyers agent and explained it to him so he could be the hero with his clients and show them how they could save a bundle on their property taxes by appealing and getting that corrected!

We value the opportunity to work with clients and partners in the real estate community.To address @David Ramirez' suggestion, if any title issues are found, the earnest money is fully refundable.

Selling now prioritizes liquidity and growth opportunities, while holding benefits from long-term appreciation and rental income.This post does not create a CPA-Client relationship.