When you say beneficiaries, do you really mean that your mom added the childrens' names to the deed?  

you may even find a better deal in doing so. look in Craigslist for rent ads. 

The way he did it was he took out a HELOC to do the addition and he had some extra money leftover, which he then used to purchase a note.

@Dave Foster great way to explain a reverse 1031 - it always seems to confuse people and this is a perfect way to lay it out, I may have to steal this two-step explanation in the future ;) Thanks for always adding value, even us ol' pros keep learning from you!

People will pay extra for that number! 

Personally when I rented I was always rolling my eyes when I saw a coin-op machine in the building and felt like that was just an extra hidden cost into my rent.

I feel comfortable with basic work such as paint, floors, kitchen upgrades, and maybe adding a bedroom/bathroom with the help of a contractor.Here a rough example with figures I just made up:Purchase – 120kRehab – 15kARV – 170kForced appreciation on rehab – additional 35k or 233% of rehab costDoes this sound right or way off?

Got hung up at work :(.Our tenant agreed to (and will start paying) an increase in rent next month of $800, with no changes to the property beyond adding 3 ceiling fans (a reasonable request). 

Did they stress out over not having enough by spending an extra few minutes to depower the entire home before leaving or drive an extra ten minutes to save $0.08 per gallon of gas?

If i don't pay anything for the audit defense, then I do not have a deduction.Furthermore, if the CPA made an error that resulted in additional tax and interest/penalties, then I would pay the extra tax but expect the CPA to cover the interest/penalties.