@Matthew Samson, The conversion into a rental and then 1031 can actually be used with the primary residence exemption as long as you watch your dates.Your parents move out for a year and convert the property to investment. 

Those properties will sell for significantly more than SFR's without ADU's (six figures more), and then appraisers can base their valuations on actual comps that more appropriately reflect the market value.In the meantime, BRRRR may be difficult to achieve. 

That was right up until we started purchasing rentals.We have an LLC so we actually pay $400 per year for our LLC to file and then another $150 for us to have our personal taxes done. 

I can't remember the last time I read a forum post about an actual transaction...the posts are almost all about "the market".

Your mortgage has nothing to do with your taxes.Here is a very rough starting point, however the actual calculation will involve more details:1.

Some will actually charge you to use your own unit, so be careful.

Dennis' dad and I actually tripped over something similar back in Chandler.. we learned to tap into city planning websites and even call the permit offices directly to get a real sense of their backlogs.

This particular commercial property value is going to be based primarily on the income it can generate (actual or projected) to the buyer.

I actually have family in both NOLA, the Northshore area and Baton Rouge so I'm pretty familiar with those areas.

They actually owe more than they can sell it for.