Tons of deferred maintenance and a great value add opportunity.  

If you are in the 15% bracket, then your depreciation recapture rate will be 15%.If you always 1031 and never have a taxable sale, you can defer the capital gains tax and the unrecaptured depreciation tax indefinitely. 

It might be hard to sell break even if there is deferred maintenance on the house.However, I'd still try while the market is so hot.

A Solo 401k or self-directed IRA is a great way to invest on a tax-deferred (or tax-free) basis, but it is not intended to generate immediate income for you.

When done along with a 1031 exchange you get the best of both worlds with some gain tax free and the rest deferred in the 1031.But watch out for that changing residency requirement. 

If I'm correct, most get HML's and only pay the interest accrued monthly, but I've also read that some are able to defer all principal and interest payments until the loan is paid back.

No closing costs, no deferred maint costs. 

I think our biggest down side is that we have more credit card debt (20K) than we did in April due to funding the move for another retail business and funding some renovations on recent purchases but we told the bank we could pay it down if need be-- however we would prefer not to because for the rest of this year it is cheaper for us to use credit so that we can defer additional retirement withdrawals until after the 1st so they'll be in the next tax year.

As an investor, when you purchase a property passively (which, Turnkey is simply one form of passive investing), if you defer needed maintenance items to a later date, you will often spend between $2 and $4 over time for every dollar saved on the front end.  

Now I'm selling for $500k and want to defer the $400 gain.