Trying to predict Congress will drive you nuts.  1031 is available. 

Turning down a nice family with excellent combined income and credit history seems a little nuts to me.

I also agree with her that your credit score should not be your focus now.It sounds like things are going to turn around for you soon whereby you can save more of your money, and more importantly, take care of this low hanging fruit.

I hope this is a good start to a long and fruitful journey for you, as it has been for many of the folks here.In case s/he doesn't mention it, be sure to ask your attorney about any requirements you have to register with the state and/or town as an out of state landlord.There is the nonresident landlord form at the RI secretary of state but there may be town requirements as well, and how you take title to the real estate will affect how the SoS form should be filled out (if at all).

Truely food costs are pennies on the dollar for anything other than meat, dairy and fresh fruits/ veg's ( which I am going to try a garden but I am afraid, I can even kill fake items lol.)

On the flip side, for such a small home in a price point below $100k, it is likely not necessary, particularly in a sellers market.Options: Do some light staging - bring nice towels from home to place in bathroom, bring light staging items like cooking books, candles, fruit baskets for kitchen, and some artwork to hang on some main walls.

You will not get it all off however and don't even try to, you will drive yourself nuts because it is impossible.

In the past, we would just go nuts buying gifts for the kids and each other, racking up tons of debt on our CC (embarrassingly part of the reason I have so many CCs, especially that Amazon card, but there it is) and then worrying about paying it off when we could.

I'm going nuts trying to find one who understands why I want to preserve the original moulding, plaster walls (and don't get me started on how they're pushing vinyl flooring instead of actual wood) but I'm also wondering if I'm being unreasonable here.

@Scott TrenchNot the "wishful thinking worst-case scenario" with nuts and sprinkles and whipped cream.The real worst-case scenario.I keep finding this business is clearly divided between the people who work to avoid lying to themselves and the broke.