What I mean is, it looks like as a married couple filing jointly we pay $0 in cap gains on first $94k, so could we use a strategy to pull out $94k in cap gains then 1031 the rest?

There are also numerous other factors that contribute to the equation as well, such as the market you're interested in or even unexpected malfunctions that you will need to be prepared for financially. 5k is a great start though.

I have a feeling they are going to try to push me into a dual agency spot and probably make me use their title company as well.

That $200/mo today might very well become $600/mo down the road, and then $1,000/mo...But back to our limbo area.

He doesn't want encapsulation, from what I understand OG accelerates the normal outgassing of organic compounds.

Well said Noah!

You will still have to pay someone to live somewhere anyway so you may as well build equity at the same time and as a backup plan, sell the property if you are not going to be able to rent it out.

For argument's sake, and to keep the math simple, let's say you have $1 Million in ETF's or some other safe-ish, well-diversified assets.Step 1:  Take out an SBLOC (Security backed line of credit) on said portfolio. 

Areas I think would do well are those where people are moving back to or highly desired - Arcadia, Scottsdale, Tempe, Gilbert, parts of PHX, and Chandler / Mesa. 

Before that it was primary residence since January 2019.Do I need to sell it this October to avoid capital gains tax to qualify for 2 of last 5 years exemption for capital gains (up to 250K single, 500K married filing jointly)?