Sac is great market as well, but a little less favorable for taxes, landlord laws, etc. which is what attracted me to Reno. 

ALL DUE respect, terrible choice, ok so you made 130k, 65k each, after taxes, 40k, so what. 

First, I thought about renting it out to a church, but looking at tax code I think it would be better to flip to a church.

Here are the #s:Asking $129,0002 bed 1 bath 718sqftEverything has been updated15% Down - 9.5% Interest rate - 30 yrs amortization, no ballon Rents around $1000 - 5% Vacancy - $700 Taxes yr - $741 Insurance yr - 10% Property Management - 1.5% of rent for Maintenance and 5% of rent for capital expenditures. 

Understand legal requirements like tax numbers, residence permits and use of a notary.

My business partner and I are considering starting a real estate consulting practice where we would advise buyers, sellers and investors on the buying and selling process.

If she sells the property before that date, she would not qualify for the full exclusion unless she meets certain exceptions such as unforeseen circumstances like job loss, health issues, or other qualifying reasons outlined in IRS Publication 523.Regarding prorating the exclusion, unfortunately, there's no provision in the tax code for prorating the exclusion based on partial years of ownership or residence.

Does anyone have any experience using oil and gas tax deductions (Intangible Drilling Costs: 100% tax deductible during the first year and tangible Drilling Costs: 100% tax deductible) to reduce tax liability against Roth conversions ?   

If you're penciling it on, on your buy that's a bit optimistic and you'll have to likely understand your house value would then appreciate re-creating a re-finance loan with a new & higher tax basis and insurance which would likely not make it as affordable as you are penciling in.My best advice is to look to buy a value-add, something on the MLS for longer days or off-market.

I know that TD and Better do have HELOCS for investment properties, but I believe they are based on your tax returns/income.