If you later sell for above $200k, you will recognize a gain, not a loss.Let's assume you understand the above and it applies to your situation.

I didn't recognize it as a sticker from a bank or government agency, so I went to the tax office.

LLCs are not a Federally recognize entity. 

Will the sale be recognized by the IRS as a short-term capital gain in 2017, or will it automatically be considered an installment sale because the 1031 won't officially fail until April 16, 2018? 

This means only rents collected is recognized.

Ignorance, though, isn't liable and I recognize that.

ABC has recognized our property management was not up to par and in the last 2/3 months started transitioning clients to a VIP property manager while partnering with them to still offer warranties on the houses and do turnovers at low cost. 

So BRRRR presumes you can raise the value of a property and then get someone to recognize that and give you a higher appraised value.

And you need to recognize that many markets may be over valued at this time, so if you choose to not risk waiting in case prices and rates climb, you risk prices reverting to the historic mean in the nearish future..no biggie if you dont sell...and rents following prices down.

There are still significant tax benefits in analyzing improvements made to buildings as the TPR’s still recognize the ability to deduct certain renovation costs as repair expenses if applicable.To summarize, there are benefits and tradeoffs for those who own commercial real estate or residential rentals - investors included as well.