It would be nice to get a quick step by step since I'm not affiliated (per se) with an agency.    

Short-Term-find a personal residence.Long-Term-invest in buy-and-hold SFH's in SE Michigan-#1 goal is make sure family is taken care of by finding a place to call home, I would like this to be a live-in-flip (I've read the horror stories so will attempt to keep repairs minimal!)

Hi Nikia, I spend my time in the SE corner of KCK - Rosedale, Gray's Park and Shawnee Heights.

Are you implying you want to take some of the passive income you have from rentals that is not subject to SE tax and turn it in to ordinary income??

He said he never crosses the river and really just stays in his little bubble of SE Portland.

Personally, I would avoid epoxy/cement in a living area in SE MI. 

I follow this forum so I se most of the post here.

Because it would have been the only and first one .. coupled with the first two reasons .. our thought process was that it would have to se as a all cash or a large cash deal and that would limit our field of potential buyers .. 

Long-term cap gain treatment has sooo many benefits over earning ordinary income and paying SE taxes.  

There are no guaranteed rates, per se.