I can easily put 30-40% down.Whats your advice in this situation.

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This, in and of itself, will allow you to market it and sell it for more.

I charged them all the late fees and I was not happy and expressed my concerns, but I did get paid on the 12th.Now, this 3rd time for this month of August, the boyfriend contacted me a day or two before the 1st and said they would not have the rent until the 9th of August.

It looks like this:THEM: I wouldn't be ready to rent this for six months.ME: I'm sorry, but we are not holding the property vacant for more than two weeks.

The rule of thumb is this one selling anything: get it out to as many people as possible.

I have only tried it twice so just wondering what the more experienced investors think of this, or is this just something that people talk about to try and make a real estate investing negative seem not so bad? 

Will I still be able to use the $250,000 per spouse exemption on the appreciation, and how will this impact my 1031 exchange?

Can anyone make a good suggestion for a lawyer who could help with this?

Here’s how this typically works in commercial real estate:1.