I'm glad to hear you've had success, though I think tax liens and tax deeds are different animals.

I'm also pretty sure that 2 of the tenants are getting government assistance and I think they are longer term tenants.After taxes, insurance and with the owner paying for heat and water the owner claims it is netting $20,000 per year.

I paid him several thousands of $ - well above the $600 tax threshold.

If not the swap, the non-profit might instead offer as much as 1.25x the value in cash, in which case I might consider selling or could just keep it for now (taxes are virtually zero).Does anyone have insight or suggestions on commercial real estate that could help inform this decision?

And are there additional taxes that Arlington County levies on AirBNB operators? 

And it is tax deductible.

If anyone thinks they have the expertise to target pre-foreclosures in the face of federal laws, attorneys being in the mix dealing on either side of these matters, Realtors being aware of the legal environment, banks delaying procedures in anticipation of sales or solutions, bank employees reviewing contracts and pending steps, what a seller may do in expectation of a sale and other issues.......well, you just have at it.  

If you simply slow it down just a bit you'll also be able to keep the tax on profit deferred and use it for your own growth with 1031 exchanges.Instead of buying fixing and then selling to ratchet up slowly. 

Was thinking rent out our unit, do another another live in flip, live there for 2 years to avoid the tax hit, then sell it….Anyone have any creative suggestions?  

Why MIS is so unpopular method to defer tax??