Keep in mind that some improvements and renovations you have made over the years will likely increase your basis in the property and decrease you capital gains.Make sure you find a CPA who specializes in real estate, rather than someone who works with all industries.

My husband started in his first property In 1999 house hacking a duplex and making improvements.

I could also improve the numbers should I convert any of them to a short term rental. 

When I get a chance, the new house will be around a mile away from current house but it will be at least 800 sq foot less than the current home. 

Im assuming not, houses are expensive There too,  butmaybe there's a better chance of breaking even monthly, sand which lease optioning it an cashing out later?   

I have a full time job, debt, 1kid, so life is busy but I’ve wanted to get into real estate for a while and Now I have a chance to.

The second is a problem tenant that I have decided to not give a chance.

If you have a buyer that is interested in Nevada properties, chances are he is already looking for an agent out here in Nevada.

Chattanooga has a monthly get together that I also haven’t had the chance to attend yet.

I knew that this would be our last chance at buying a three-flat for quite a while, so we pushed hard to find another option.That option turned out to be, refinancing our two-flat, again, as non-owner occupied and then buying this three-flat with an FHA loan.