Are you selling why it's a great place to live, work, and play - versus just giving the count down on beds/baths/sq footage? 

What about eviction, the tenant " plays the game " and sticks around for 6 months or more. big lose . 

I am conceptualizing an adaptive re-use for a property I control which would be a great site for a container concept (restaurants, beverage, etc). Wondering if anyone has experience and commentary regarding costs vers...

Planning to ramp that investment business up now with a specialty in ADU development and have started to explore relationships to do so including a family member that owns a successful general contracting business and others with capital to invest.I'm hoping to find other people that bring something to the table and are actively trying to learn the playing field for ADU development under the new laws. 

But...if the concerns you have are bonafide perhaps your practice is better off taking the more time intensive path of filing returns where no obligation exists and avoiding any chance of confrontation (however miniscule) with the IRS.

With the market at an all-time high what is the right play?

the 1031 option the cash will be stuck in there but i only pay one closing cost set, the first option i play closing costs twice..... any thoughts?

Cash is capital intensive but nets you more real dollars. 

I'm playing the long game with my rentals so I'm not selling or do I plan to refi pulling money out.

Wording plays all the role here.