Don't forget about your long-term goals when making investment decisions, taking into account things like diversification, cash flow goals, tax considerations, and potential growth of your portfolio.

I would love to keep the home for many reasons - potential appreciation, landlord experience, tax benefits. 

When you're the one bringing the information to the client that they might be able to sell their property and indefinitely defer paying the tax - you are the hero.I'll reach out with some of the information we give to realtors in our classes.

Also, go to the build your team tab to find advisors that can help you with your tax and financial planning.  

I thought going in that we would start an LLC but have come to learn that LLC's have very limited lending options for real estate and that our LLC would require us to file taxes as a business because there are 2 of us.

Also, it is a tax deduction.

Again, I will leave the details to your tax pro.

Unfortunately, Oregon has a 9.9% tax rate on capital gains in addition to the federal tax.

I don't know if it's easy to switch as the LLC is newly formed, without any tax/income historyAny other way around re-financing?

Does the fact that she doesn't pay rent pose any tax implications?