This is one of the key components I have learned from developers 30 to 40 years into the business versus my 14 is to assess what it is you are doing, timeline and risk to get to the return you want, and then decide if it makes sense to take on the risk or structure an exit a different way ( or not do the deal at all in any way,shape,or form and move to the next property).  

I have a couple of quotes for repairs on the roof, and I have a sense for about what it might cost to do some other additional things, some we might do. 

And it's really, really, REALLY common in new developments.

Hope that makes sense.

so the repairs aren't a big deal to me, but I'd like input as to whether the numbers make sense.

As an example if you are doing a 5% down loan on a 100K house, it wouldn't make sense to go to the extra effort to have it in an LLC, I mean what would a judgement against you cost? 

It is certainly possible to combine a primary residence exclusion and a 1031 exchange to completely eliminate most and defer the rest of the tax.However in your case with only 1.5 years of depreciation it might make more sense financially to simply forgo the 1031 portion and pay the depreciation recapture.  

We have a list of what we charge for common repairs.  

@Alina Trigub That does make sense.  

I have a lImIted sense of the market so would lIke to hear from any insiders.