Of that 50M, 25M was allocated for the construction of a new recreational faculty that has since been completed.

It sounds like you have a solid foundation with your professional background in media production and your voice-over business.

The TIC structure will give you complete flexibility on your exit strategy. 

Sounds like you have a great life!.

If a buyer is offered a 2-1 buydown (starting at 5.25%, increasing to 6.25% and then to 7.25%) with all closing costs covered except for $3,000 (to be paid by the buyer) on new construction through the seller's preferred lender, and signs the purchase contract in April 2024, the house will be completed by the end of September 2024.

Unfortunately she just hasn’t quite reached the 2 year minimum yet so we’re just trying to figure out if she qualifies for a partial exclusion (doesn’t sound like it), or maybe an exception due to one of the circumstances outlined in Publication 523, or she may just need to wait until after October to sell (1031 isn’t an option as it has never been an investment property, installment sale or putting it in a charitable trust would not work either  as she needs the funds immediately for the next purchase). 

Welcome Stefano, sounds like you are doing pretty well with taking all the right steps.

The company line is simply: We cannot evaluate you as a tenant until you see the unit, complete the application form (which has a space to furnish explanations of anything you believe needs context) and pay the application fee.

The most recent comp to sell was 2114 Robinwood Ave, Toledo, 43620 which was converted to a Triplex and sold 8/4/2023.Ensure the purchase and renovation costs adhere to the 70% rule relative to the after-repair value (ARV), which is estimated at $250K for sound investment planning.

It is encouraging :)We almost have the eviction process complete - just waiting on the WRIT so that we can move the tenant out.