For example the HA will inspect the property every year to make sure it is up to standards. 

Additionally it can often results in multiple additional tax filing requirements riving their tax filing costs up unexpectedly. 

I got my numbers mixed up!!

Hi Mike, I'm brand new to RaiseMasters and I'm finding exactly what I need to skill-up & scale-up my learning & my business.

You may need the money the day of the sale or even up front in some locations , while you may not get the lien or deed for 30+60 days after the sale. 

There is no point in doing a 1031 exchange if you expect a loss from the transaction.A 1031 is meant to defer your gain.There are numbers which you can analyze and stress which is not easy to analyze.It looks like you are stressed with this investment and I would sell.I personally, however, would look to make the improvement for $10,000 to get one of the other units up and running.

You do the work and they put up the money.

Afterwards set up a payment plan with her with a balloon payment in 3 to 5 years.

If I were in your position, I would buy a duplex that has potential for value add, fix it up, live in one unit and rent out the other unit as a medium term rental or long term rental.

When we moved, we turned it into a rental, hoping this would be the start of our real estate journey—something we’d like to continue once my husband retires.Some key details:My husband is active duty and will retire in 3 years.We have one final move coming up this summer to Raleigh, NC.Our current debts are crippling us—the high interest makes it tough to stay afloat every month.The plan me and my husband are thinking bout:Sell the rental property.Use the proceeds to pay off all our debts, set aside emergency funds and a down payment for our next home.Free up $1,500/month from debt payments, and that also can stash in a high-yield savings account.Regain full VA loan entitlement, allowing us to purchase a multifamily home and use the house hacking strategy for up coming move.Avoid capital gains tax, since April marks five years of ownership, and the tenant’s lease ends in May.This wasn’t our original plan, and we hate the idea of using our equity to pay off debt.