Starting the process middle of March, to avoid the "winter drought", in case tenants decide to move

There's a big difference for you and an investor, This will determine if someone buying today will be coming from an investor pool or an end-user Owner Occupant pool. 1) Possible scenarios not listed is you may accidently come across someone trying to place 1031 money last minute and will do the deal.2) You have two distinct groups of property, 7 of them are Class A/B+, and 9 of them are Class B-/C, maybe you sell the B-/C properties to the investor community in bulk which would be easier if you didn't have the Class A/B- properties that won't make any investor any money, just sell the higher class 5-7 properties to OO's.

I was just informed by my property management company who inquired with the local housing authority (Grand Rapids, MI)  that we MIGHT be receiving Feb payments but if the shut down continues into Feb we definitely will not be receiving March.

However, I guess time marches forward.The town home craze inside the loop is horrific, in my highly subjective opinion.

Goal = not have to report the anticipated 50k profit on my personal tax return for 2019Currently, the property is held in my name and purchased with all cash (no debt on property)Bought the property in Oct 2018, and hope to sell or cash out in March/April 201965k purchase + 85k rehab = 150k total......ARV around 200kI live in Oregon, and the property is in Tennessee.Thanks for your thoughts!

My first flip is subject for closing on the last week of December and I am starting to wonder if it makes sense to delay the closing till 2019 so that I can be eligible to elect my LLC as a S Corp between Jan 1 - March 15.

I agree with @Ashish Acharya and would add that the 2018 LLC returns are now due by March 15, not April 15

Our oldest turns 5 in March, we will being looking to make next move a quick renovation so by the time he is 6 he can start kindergarten in a single family but realistically if we find another MFR we will likely jump on it.  

All rehab will be done  by March 1, 2019 So my debate is weather to refi into a Cov loan and cash out or keep existing FHA loan at the lowest interest rate ever.

The next few single families we purchased we applied our BARRR method (yes the A is necessary for tax purposes), then end of March we purchased our first apartment and mobile home park.