@Aaron Montague the property is actually in Nazareth and my realtor is pretty confident on the range - we are considering converting one extra family room space into a fourth bedroom that should drive the value up a bit more but it will cost ~5k more on the reno and take an extra week or so.

The owners' dad, like many in the area, had converted the family farm land four tourist use in the 70's or 80's.  

While appreciation can continue past 100%, or depreciation can occur (its a cycle), my time on earth is limited and I want convert the paper appreciation to actual cash.

Don't over think it just keep it simple with your website, and educate those who you want to convert into leads.ThanksAntonio 

We would like to convert our IRA into one that allows us to use the funds to invest in real estate.  

A one-off is ok) - your S-Corp automatically converts to C-Corp, and you're taxed at the corporate level at the corporate rates (you then lose the capital gains rates, personal brackets, etc).  

When I finally shed that delusion and invested in real estate, I wanted to educate my friends and convert them as well!

I converted two to rentals last year when they didn't sell. 

Therefore, I am seriously considering converting it all into cash flowing real estate investments.  

A SWAG if you will.If I could not sell it, I would convert to conventional and live in the essentially new house ourselves.Okay fellow BP guys and gals.