@Lacey Burdett, I am still researching Opportunity Zone Investing but it seems a bit more complicated than what you laid out.

My acvountant always tells my accounting for doing taxes will get way more complicated (more money)

You need to talk to a specialist, though, because I believe there may be distance issues and other complications.

The waterfall ive heard and read about, more on the complicated and confusing side.

As you can see mold removal is not that complicated or expensive.  

Sell the current prop to your tenant (I assume they are not a related party, or that makes things a little complicated 1031-wise).Execute the 1031, either taking out a loan for the new prop to replace the $100k debt on the current prop or replacing it with cash.

A complicated and more expensive process but many times well worth it.

But you need to check with the individual fund to make sure, since the rules are complicated.

Investing is a complicated process, and not all tasks can be finished quickly.

I have been preparing tax return myself and using Turbo Tax recent years.Now, I have one rental property, which I think will make tax return complicated, so will it worth to work with a CPA?