For the lease, can you list the girlfriend as an occupant rather than a co-tenant since she won’t be a financially responsible party?

If HOA by laws state past due owners are responsible for all late fees and legal expenses for collection hire an attorney to go after the past due. 

The IRS views it as taxable income because it’s not being used for the purpose of deferring taxes under the 1031 rules.For example, if you sell a property and only use part of the proceeds for the next investment, the leftover amount (after paying transaction costs, etc.) is taxed.

@Jason Malabute, Great response. 

Especially your response to @Maria McNally. 

Yes, be methodical, be with purpose, have a plan but MOST important of all EXECUTE, DO, TAKE ACTION. 

When we follow up it takes multiple business days and sometimes more than a week to get a response. 

Quote from @Rick Ilich: Thank you very much for the quick response!

@Jaron Walling I appreciate the response!

The client will be solely responsible for capital gains taxes, including depreciation recapture, regardless of the agreement to share proceeds.