@Hannah Leas I'm sorry to say, but it looks like not only did you not qualify for the full exclusion of the gain on your primary home (Pub 523) and that you did not hold it long enough for it to qualify for long term gain tax treatment.  

Many times these have been condoed so that they are actually real estate and can be eligible for 1031 treatment.  

I hope the treatment goes well for her.

(even if factory treatment seems pretty good these days)

Account ClosedWhile a 401k or an IRA can invest in real estate, the gains have to flow back to the 401k or IRA since these retirement accounts that are afforded favorable tax treatment.

I don't mind Asheville, but don't really have a desire to come back here on a regular basis to check on my properties once I finish my treatments and move away.After I'd mostly decided on Raleigh, I found the blog post about the best places for rentals these days and that basically cemented my idea since Raleigh was listed. 

This actual depends on the tax treatment of your LLC.

The only usefulness of SFHs that I see (in these midwest/south markets) is a good tax treatment and principal paydown if you want to hold for decades.

Unless you can get special treatment through low income or high density development, it's a snails pace due to all the approvals needed.Second, financing is very difficult.

They said it seemed like it was working and they were planning on doing another treatment still.