If you locate the deal and have drive and competencies to bring to the table, it can be done @Christian Martinez .

Based on this study Table 3 shows a withdrawal rate of 4% seems to be pretty solid over all stated withdrawal periods with at least a 50% allocation to stocks.  

Some things I've thought up so far:county zoningcounty building permit processeasementswater table (there's no water/sewer/electric)But really, short of talking to the listing agent who I imagine is primarily motivated by sealing the deal, I'm not sure what sort of due diligence I should engage in.

I could also put it through my table saw for the very straight longitudinal cuts.I did the Lvg rm in 12mm laminate & that was a lot more work.here's a little b4 & after & we rented it IMMEDIATELY for $225/mo more plus all utilities.

@Dave Visaya - last night. 4 people at my dining table - my wife, Brandon and Heather Turner. nice, chilled bottle of Muscato:I say - who's this dude Dave VisayaBrandon says - (actually, he spills everything cause by then he's a little drunk...)So, I am for now willing to give you the benefit of doubt...don't mess it up!

I want to use a buyers agent to split the commission to have a little extra brought to the closing table.

In this way you dictated the timing,  found the perfect new property, kept the old property listing fresh and  can get all the benefits of the 1031 exchange - deferred tax on the gain and you don't have to recapture that depreciation which would be pretty massive at this point.Reverse Exchanges are complex and relatively pricey but not even close to a fraction of the tax hit you are facing on that property.And if you purchase more than your selling price you can actually begin a new depreciation table on the difference.

All you bring to the table is sweat and energy, so think about ways to leverage that.  

Each individual should have a percentage commensurate to the amount of value they bring to the table. 

I have spent the last 12 years of my life working in construction putting food on the table for me and my kids along with my foster kids.