If your bottom line numbers on tax returns and W2 income are not strong however, this will be an abrupt dead end.

so I used 1.5% as a property tax number, and I used $200 mo for insurance.

How much money, after expenses and taxes would he property make yearly?

Another common practice for nationally sparse datasets such as tax data is aggregation.

It's almost like they tack on a few hundred dollars to the order and forget to charge sales tax

So, in your considerations, I would park right there for a bit and determine how this would look for you.Since you have about 2.5 years to think about it before you would need to spring into action to take advantage of the rollover for tax advantages, maybe you try on a rental and see how it fits. 

Thats $7700 a year NOT including my accountant/Tax prep. 

A HYSA pays 4.5-5%(before rates went down) pre-tax, 3% net tax if you're a high earner. 

Selling and buying something else you want keep and doing a cost seg in would help with the tax burden probably better in this situation.

By and large, QI's have very high ethical standards, and are sometimes overlooked as the engines of this tax saving tactic.]REPUTATION MARKERS 📊INDUSTRY STANDINGMembership in professional organizationsLeadership roles in FEAEducational contributions to the industryRelationships with major title companiesCLIENT RELATIONSHIPS 👥Testimonials from CPAs and attorneysReferences from title companiesLong-term client relationshipsTransparent fee structuresRELATIONSHIP RED FLAGS 🚩Overly familiar with your realtor/brokerKickback arrangements (illegal!)