What steps would I and my new agent have to take to be compliant with state and federal laws?

@Sue Hough  -In a nut shell, Investing in OZ lets you differ the capital gain tax (Federal Tax) You have to invest all your capital gain in the OZ.

@Kevin YoungIf you have a current residence that you lived and owned for 2 out of the last 5 years, you may have a limited time to take advantage of section 121 exclusion.If this is the case, you may want to determine the amount of tax savings you would have by doing this(federal and state taxes). 

BP,I am trying to wrap my head around the Federal Moratorium. 

On a local scale- I know many major cities are going above and beyond the federal limits.

There is a proven positive relationship between inflation increasing real estate, however, the opposite relationship is present for loan interest rates and real estate pricing (https://www.um.edu.mo/fba/irer/papers/current/vol18n2_pdf/03.pdf and https://web.stanford.edu/~piazzesi/inflationAP.pdf).Fed pumped 2.3 trillion into market by end of April (https://www.washingtonpost.com/business/2020/04/29/federal-reserve-has-pumped-23-trillion-into-us-economy-its-just-getting-started/).

Specifically, Constitutional Law prohibits the US Federal Government from “commandeering” the state executive by compelling state officials to act on the Federal Government’s behalf, and the Federal Government cannot “commandeer” the state legislature by compelling states to pass supporting legislation mirroring the Federal mandates.

I would stay away from using Tower Federal Credit Union because they made an accounting error that ended up pushing the closing by a month.

Please respond if you know the answer to this..if we have a property without a mortgage does the federal eviction moratorium still apply?

But you are receiving monthly ROI in terms of rent, not paying taxes for your refi (since its not a taxable event).So I'd offer that while flipping could make sense if you think you're going to do better, I think ROI is not the best metric to use in this case.