Yet we forgot to get a piece of paper signed so we have something in writing from her. 

Hopefully this will serve as another piece of motivation to a BP member who isn’t feeling as inspired as they were yesterday or last week or last month.I want to close by thanking those dear to me who helped me keep my head on my shoulders through the rough patches and anxiety I experienced.

Here's a piece about calculation partial exclusions and when the month vs day calc might be beneficial  http://www.thetaxadviser.com/issues/2008/aug/plann...Based on your earlier numbers, and assuming no renovations are added into your basis, the math would be:Basis = $235k + $17.5k = $252.5kSale = $390kGain = $137,500Prorated Sec 121 (Days)  = (573/730 * $250k) = $196,233.The only missing factor is your depreciation, which you have to deduct from your basis regardless of whether you took the deduction or not.

Oh and just a piece of advice, if you can, you should look to close shortly before the end of the month.

When I search locally, I see a bunch of pictures of members, and sort them, but I can't tell how many posts, colleagues, or any other piece of information that tells how active they are.

So I fully understand the importance of knowing the right pieces of the puzzle to put together.I reread what I wrote and realize that it may not have been written well.I guess what I meant to say is I'd rather find the primary source that would be happy with reasonable rates and fees, then the secondary lender who wouldn't be happy e anything less then the numbers I had stated above.I hope my original statement didn't offend any brokers as I know they do provide a very legitimate service

You can look up the court case records & piece the facts together.Not enough information to assume.

I hear there is a "new judge in town" which means that the foreclosure process on these liens is moving much more quickly than in the past.The number one piece of advice I can give you is to drive by the properties you are interested in after you do a Google Earth review and some other due diligence.

The hardest part of the entire process was waiting.Here are the numbers we used:Two units at $950 a piece, or $1,900 monthly rents.We used 40% for expenses instead of 50% based on some research involving posts like this one.Initially, our interest rate was 3.5%!

I do plan on marketing one commercial property in the next 18-24 months for a distinct purpose.