Also I understand the funds aren't available for the improvements so that is another obstacle that has me leaning towards price reductions to move on as soon as possible.The exit of lower tier SFH's is something very few investors care to consider when making their investments but deserves far more consideration. 

I stopped reading after your tenants letting people who are not on the lease live there.

Some people will push to get the maximum, even if it means they may wind up with nothing. 

However, to my understanding, a 1031 conversion of an investment property to your primary residence after a safe harbor of two years does not trigger a tax event.

So if I’m understanding correctly, if you sell your home within 2yr of purchase, you don’t have to pay capital gains taxes? 

Florida should be busy currently with people staying in the Winter to get away from the cold & snow. 

When that area was built, people flocked to it for it's affordability, but over the course of several years, it became like a ghost town. 

Its my understanding through my reading/research that 35% is the typical number.

Translation: you helped your client to protect their cheating against the state assessment.I understand that your client, as a result, avoided paying $45k.

Than maybe with adjusting the vocabulary to REALIZED performance and UNREALIZED performance, we can start correcting understandings.