Then there's the issue with doing a 1031 which is fine but my property taxes would go from $2200/yr to $4400/yr for an identical home. 

It’s a great way to create added value while supporting the local economy.Discounts or freebies: Some local businesses may be open to offering discounts to your guests in exchange for being featured in your welcome book or on your property’s website.Looking forward to hearing from you and others as we share tips on growing and thriving in the STR world.

My recommendation, house hack, then move on, and then consider selling with a 1031 Exchange, take out HELOCs, etc. to build the portfolio.

In most cases, I bring a printed lease when I exchange keys for payment, have them sign it, go home and make them a copy, and then either mail them their copy or drive it back over.

After well over 1000 houses it’s proved it’s worth.BUT if you think sugar coating will work sprinkle sugar all over the conversation. certainly nicey nice communication and unabashed laughter will get you elected but it won’t buy many houses. our product is money and we best not forget that. there’s a power exchange happening in every conversation and the one who blinks first fails unless winning isn’t important.  

Just to clarify, I believe you have to actually own the property for it to be your homestead so unless they bought the house they moved into as tenants in common before the marriage, they would have needed to exchange deeds after.

Speak to your attorney but the lease is most likely invalid because there was nothing exchanged. as mentioned i typically either get deposit and security at signing or have language in lease the lease is not valid until that term is met.I would send a lettter noting we have not heard from you and are canceling the agreement.

Now I am trying to decide to sell (take the long term cap gains hit) versus a 1031 exchange (never done one) or just relist it. 

And I'd happily take it, knowing it's above market price, in exchange for my cash back.But if you're trying to pull off a fix-and-flip you need to be realistic.

I'm selling my investment property and want to do a 1031.