And they’re easier to rent and turnover because only 1 tenant to deal with.A 4 unit is considered a commercial building for tax purposes in most cities so the benefit to converting it to a duplex would reduce your property taxes and insurance.

Focus all my energy on solving the problem instead of going back and forth with the tenant.

Now self educate as much as you can and figure out where you want to invest your time and energy when you’re ready.Best,Jon

Just reduce the other partner's percentage.What else is the other partner going to contribute as far as time and/or responsibility to the partnership?

She is willing to get back into (actually spend 750hours/year) it if it will signficantly reduce our tax liability.

To help reduce the cost, my contractor waited till he had a buyer for the rich top soil. 

The other option is to reduce their income to less than $100k for a year and get all the benefits that year. 

I'm tired and just don't have the energy". 

@Lucas AndlerSpeak to your accountant - Selling securities to purchase real estate may result in Short-term capital gain or long-term capital gain.You should consider both federal taxes and state income taxes.Long-term capital gain may be eligible for reduced tax rates.You may be able to defer the gain by putting the funds into a Qualified Opportunity Fund(QOF).

I realize taxes are paid yearly, and any other costs on the property (repairs, improvements, property manager, travel costs, etc.) will reduce the income I am paying taxes on, but for now I am just trying to get a general estimate of the monthly breakdown.Please point me to some resources that can help me understand how to best understand and handle taxes!