Do I have to pay capital gains on the full profit from the seller or is the portion paid back taxed as an installment sale. 

How are you guys figuring in capital gains tax?

In other words, it's not worth risking losing a great tenant to gain $900 to $1,200 per year in your case.If your strategy is to sell, then set the rent to a price you'd be willing to continue to hold at--but maybe wait until February or March, when the spring market comes on. 

There's capital gain tax, SS tax, Medicare tax (and possibly more I don't know about.

Hi I know I post a lot on these forums but I really want to gain as much knowledge as possible.

For those of you who suffer from a certain level of analysis paralysis, you can gain reassurance that a property may or may not make money on an annual basis by taking a look at the thousands of scenarios and admitting that the thousands of scenarios your PC can run for you in the matter of minutes will be far more exhaustive than the manual what-if scenarios you try to generate yourself.

I think my first property should be near so i can gain experience as a property manager but I'm struggling with homes that are more affordable in surrounding areas (Pennsylvania, Delaware, I am a Delaware State grad, and prop taxes are almost nothing).Anyway.. there's my introduction (breathes fro the first time) :-)

You help her by taking it off her hands and you help you by gaining another income property.

In that case, I'd first gain some experience by doing a deal yourself so you can document lessons learned and profit made.

Given your situation and current market conditions, you should sell and take the gains and park it until you get things in order.