I heard your question and thought "I know that voice'".

@Michael BrunnerIf you've used it as your primary residence for at least two of the last five years, you can exclude the gain on the sale of the property from your gross income, up to $250k (or $500k of gain if married and filing jointly) under IRC § 121.

Yes, The time limitation for a 1031 exchange is the earlier of 180 days or the date of your next tax filing.  

TRID is required on not only Owner Occupant files but also second homes and Investment properties. 

Im not Pre Aproved yet just waiting to file this years taxes and since i need 2 years of income proof (this is my second year).

Im not Pre Approved yet just waiting to file this years taxes since i need 2 years of income proof (this is my second year).

I've heard people say that they didn't take profits or draw a salary for a very long time.Also with a partner, one of us thought it best to equally put money into an account to pay for start up costs: company filing, marketing, memberships etc. but the other thinks it's best to each pay for different items until we make that first deal, then open an account.

Thankfully I was able to convince the buyer to transfer his file to a local mortgage company that was able to get the loan commitment taken care of in 1 week and somehow we made it to closing after dealing with an irate listing agent and horrible experience with US Bank.  

You won't be able to out-market or out-spend the professionals who have spent years branding themselves as the "expert" in their sub-market.If you spend money, spend it on "active" marketing which gets your face, voice, and presence directly in front of people you may do business with.Think Outside of the BoxDo the things that most people won't do.

I could just mail the tax address but I'd rather leave at least a voice mail.