@Carl LeggDo you want a set of docs from a web marketing firm and a pat on the back, or would you prefer access to quality and meaningful support?

Plus, if you live in one of the units for 2 years, cap gains up to $250k are tax exempt and for us active duty folks, you can "pause" the 2 out of 5 year rule for up to 10 years, which can be huge.

Thanks for all the support guys, it means a lot to me. 

@Bill Exeter - HI Bill if the previous property on the above scenario was held as a LLC would she need to keep the new property in the LLC to conform with 1031 rules or are there ways around this?

General rule (for more reasons than one):Buy and hold rentals=LLC or hold in your personal nameFlipping=S-Corp (although this depends on some other factors as well such as your total profit and W-2 income) It may not be worth it depending on your situation.

Lenders are following the rules.

So make sure you share these things so the agent can do their best job to support you.Second - and every market is completely different - but in ours, cash is strong since it's not common around here.

And what are the variables that need to be present to fall under the rules for commercial valuation?

I am willing to do YOUR legwork at no cost and follow rules to a T.

@Jennifer UmbaughTo learn more about the IRA prohibited transaction rules, see the following. https://www.irs.gov/retirement-plans/plan-participant-employee/retirement-topics-prohibited-transactions