If you contact me (my BiggerPockets profile explains how), I'd be happy to explain. 

Like @Kyle Mccaw noted there is significant value in goodwill and I imagine you profited nicely over this pleasant long term relationship. 

I’ll message you—I’d love to hear more about your rehab and refinance process.

Turbotax isn't going to educate you so unless you'd like to educate yourself and potentially make some costly pitfalls, then I'd outsource.

I’d be looking for at least $500/month.

The plumber insists that this is definitely a city issue, but I’d like to hear from others who have dealt with similar situations.Would the city reimburse or help cover part of the expenses for the secondary cleanout?

As long as you follow the two-year holding rule and structure the deal properly, you should be able to move forward, but I’d highly recommend working with a tax pro to ensure compliance.Disclaimer: I’m a licensed real estate broker associate in Florida, not a CPA or tax attorney.

I'd love to get takes from folks who have been around the investing & development scene longer than me - The city of Denver announced yesterday that the mayor has coordinated a land swap with a private developer. 

I'd venture to say that an experienced attorney propbably wouldn't charge much, if anything at all, to set up your LLC if you are working with them on an operating agreement. 

I'd note you're most likely going to do the whole process over again, so don't be surprised if your lawyer doesn't accept your 14 day notice and will send their own.