So there are a few ways to look at this, the 1st question is are you sure your renovation’s will double the property value, most renovations on primary residences, your lucky to get 60-70% of the dollar cost back out upon sale, so really nail down your comps, than you have basically a math problem if your rate on your primary goes up how long if ever before that extra payment is more than 400k in taxes, that’s just a simple calculation to help you decide, but I suspect you actually have a different question here, from a purely financial perspective my guess is the best option is to do anything to avoid that tax hit, but one of the reasons to make money is to spend it on things that you enjoy, based on your overall financial picture and a subjective view of how much enjoyment you will get out of a renovated home, you should decide if you want to roll your profit into another deal or “cash-out” your winnings, I love cars and I’m willing to spend more than is fiscally smart on them because they bring me joy, there is nothing wrong with that, but i don’t think it’s a fiscally smart choice, without knowing your exact property id imagine a renovation would fall into that category, so that’s the terms I would use to decide.

Hi @Bob Crane, you mentioned two different lakes on different sides of Madison.

There’s no secret formula out there, you will find it near impossible to cash flow with these rates almost anywhere in the greater dmv, you can put more down, you can eat negative cash flow, you can invest in another market (I like the eastern shore, though even there you are probably breaking even at best) or you can put your money in a different asset class, the market decides your return’s for the most part, not you. 

Specify your investing goals and approach, taking into account different asset classes such as commercial real estate, single-family houses, and multi-family buildings.3.

The market is quite different now than even 4 years ago. 

Hoping to learn from what you would do differently next time and get a current progress report. 

You want what's generically called a warranty deed, only some states call it different things.

If you go for the registered agent service, do a bit of digging into different providers and their offerings to find your perfect match.

I have deal with four different property management before but never have this kind of bad terms and customer service!!

Selling it as a primary residence is different then selling it after being a rental for 5 years.