This money can be reinvested in opportunity zones or used to enhance your current properties.Maximize the 10-Year Exclusion: Opportunity Zones regulations exclude capital gains generated by your investment from any taxation.

It looks to be a true 50/50 split based on square footage, so eventually when you go to sell you will be taking 1/2 of the property and applying the federal tax exclusion under Section 121 and the other half will be treated as a capital asset subject to capital gains.

Oopsies in retirement are harder to recover from.One other option (either with 1031 sales or not) would be to sell your primary and take that exclusion tax-free. 

Can mess with your 121 tax exclusion at sale.I never held any residential RE in LLCs, just commercial.

She was only at the meeting because she was offering an exclusive business opportunity with unlimited potential, and asked if she could buy breakfast and explain the “opportunity”.

Oh, and if you're living in the duplex yourself there are additional considerations like 121 exclusion and home-office expenses and depreciation. 

@Alex @Alex Clark - I invest exclusively out of state and did that from my very first deal. 

If you mean two year rule as in the section 121 exclusion, you need to LIVE in the home as your primary residence for 24 months of the past 5 years from the date of sale. 

@Nate P.Your profile hints that you are living abroad.If you are a US citizen - you want to make sure that the CPA you work with understands the foreign earned income exclusion(FEIE).If you purchase a property and are expecting valuable feedback on how that property will impact your tax return, you will need to provide a rough profit and loss projection(rental income and expenses) along with purchase price to have a conversation with your accountant so that they can provide you good feedback. 

@Ashley Guerra-you can do everything in parallel - you can 'shop' for lending while you 'shop' for an agent-if you sign an exclusive representation agreement with an agent or brokerage, that's when you agree to work with one agent (or brokerage) for a fixed period of time-it's not so much 'rude' to use multiple agents as it's a waste of both their time and yours-typically you will shop and they will shop, and you will choose which properties to look at