This is one of those complicated areas of the tax code.

@Jay Cho it's more complicated that you may think.You technically won't own the property!

Don't make it so complicated that you have to spend more time learning the software than it's actually saving you.

(Instead of complicated private money or hard lenders)

Also, I have a month to month tenant in the SF, which could complicate the sale. - Conventional purchase with 20% down using a HELOC: Current cashflow from the SF could cover a big portion of the HELOC payment, but this starts to feel risky from a cashflow and funds available for rehab.- Conventional and move there/rent out my primary: Certainly the best option, but a hard no from my S.O.'

As an investor that is WAY too early and extremely complicated to achieve the transition to a Title.If you guys need a call with me to clarify anything let´s share a virtual coffee (or beer, depending on time) and talk some Real Estate.

Unfortunately, I learned very quickly that QB was too complicated for me to use.

Plus it is less complicated to pull off. 

It was very complicated and cumbersome to set up properly and difficult to use.

If your household income is less than $150,000, you can save on taxes without a complicated strategy.