Because jumping from a mortgage to rent does not really solve the problem.

Review Form 1065 yourself and decide whether you want to tackle it.The real dilemma here is that hiring a tax pro will definitely cost you, while it is unlikely to save you much (if anything).

I’d love to hear more about your goals and how you’re planning to apply your expertise to real estate!

I know enough about a lot of things to be dangerous, but lack detailed expertise and certifications.I will say that I was extremely disappointed with my last realtors lack of construction knowledge so you will have a leg up there for sure, and you should play up that as a selling point

It’s incredible what you can accomplish when you focus on creating value and solving problems in real estate.

Would love any leads to help me solve this problem even if it means making some phone calls.

You will be selling a service: solving other people's problems. 

Second, working with a local real estate professional who has experience and expertise in the Phoenix market can be helpful in navigating the current market conditions. 

, I am wondering if anyone has expertise or experience with entity transfers and the loan options available? 

Assume that you're sitting on:$200,000 in suspended passive losses$150,000 in business losses$100,000 in expiring NOLsThe Magic Transformation:That $500,000 of "painful" ordinary income becomes your strategic advantage:Absorbs all $450,000 of those otherwise-stranded lossesLeaves you with just $50,000 net ordinary incomeMeanwhile, your §1250 gain still gets preferential rates:$581,820 at 25% max (unrecaptured §1250)$700,000 at 20% max (capital gain)The Plot Twist:What looked like a tax nightmare actually solved multiple problems.