At that time, my cousin (whose name is on the title), did a Quit Claim Deed to indicate that we all shared 25% each in the property.We are currently under contract at $285K and I'm interested in using the 1031 Exchange to defer taxes on my portion of the proceeds (approx. 25% which would be around $60K) Can I execute a 1031 Exchange if the title/deed is in my cousin's name?

Unless you could find another contractor to explicitly say the previous one was negligent, you're probably out of luck taking them to small claims court.

My hurdle however is that very time commitment and the "gamble" people who may not understand the investment often claim.

If you moved out in 2014, you might be able to still claim the 121 exception.Mark

There are no dog BREEDS excluded we have found that it is not the owner, it isn't breed it is most often an unusual situation that leads to a claim. 

Hence the reason for the research paper, which was started in an effort to explain to insurance companies that they are not underwriting  properly to reduce claims caused by canines. . 

@Victoria L.

Most regular banks like chase and bank of america will not count this income from the other units until you have two years of history as claiming the income on your taxes.

I can't claim to know anything about Philly's market though.

The only tricky part is if I’m not using a property management, and not claiming any management or fix cost as deduction, will IRS or immigration bureau deem this as active management?