Anything less than $875k (less selling/closing costs) becomes “boot” and is taxable up to your total cap gains and depreciation recapture.To avoid tax, 2 rules.1) replacement property price must equal/exceed the sold property2) you must reinvest All the cash proceeds from the sale

Is it due to your improvements?

We would like to do a tenants in common deed with her being listed as 80% owner and me being listed as a 20% owner to satisfy the 1031 exchange rules.

So as you can see this is not exactly mom and pop type of hey I want to buy a rental house guy wont sell... its was a fight and we were out 45k in cash so we kind of had no choice.. if it was a normal deal with EM that was modest and sitting in title.. well we just would have cancelled got that back and moved on .. no way we would have done all this. and I don't believe in OUR state the judges may rule with the homeowner before the big bad investor developer. 

@Geoffrey TanudjajaI’ve read about the 2 yr rule and it’d be interesting to know how much leeway the lender has.

Any pictures the appraiser would like to take will just look...better.The only exception to this lighting improving digital pictures is a dirty property.

I can’t seem to understand the 50% rule if I decided to put only 5% down or if I do the 1% rule.

Make sure you outline house rules and screen your potential tenants carefully!

Following his advice the best we could, we found a rent ready home in Georgia that slightly exceeded the 1% rule and pulled the trigger.

I got my great Realtor to advise me on what repairs and improvements to make and did about $6,400 in repairs and improvements.