Purchased various sheriff auctions, short sale, low-balling, flipping, being a landlord and much more.If you are stuck, not knowing where to turn, please feel free to reach out, All the best

First, if she sells the property as a resident of FL, what are her tax implications in Georgia being that the property was left to her by the man she was seeing but never married to, and she was put on the title?

I'd like to free up some cash so that I'm ready to close on the next great real estate deal that I track down. 

There's still ways you could get away with it at a higher confidence level but it's not 100% fool proof.See news for more on Marley: https://www.wtsp.com/article/news/local/pinellascounty/st-pe...Feel free to DM if you have further questions. 

Your tax burdon will be less if you can keep them for 12 months and a day, maybe a rent to own scnerio?

Please recommend a free one, as I have only one rental property so not sure i need too many features.Thanks!

If you ever need the equity you can borrow against it tax free. 

I do have one house hacking client where I sold his condo and then helped him buy a larger townhouse where he can do forced appreciation through rehab (which worked out really well.)I went from a house hacking condo, used a HELOC and then did the FHA 203(k) to a house and built an ADU.Because of the rental restrictions, it might make sense to sell at some point since profits up to $250K is tax free and scale up that way. 

Loan terms are 4% / 25 AM / 18 Mo IO / Upfront Tax & Ins.

Thanks to the Cost Segregation Study, the property investors accelerated the depreciation that the first year depreciation was approximately $111,100.The use of the accelerated depreciation strategy helps real estate investors to reduce the tax liability immediately which therefore increases their bottom line due to the offsetting of income.