This is only for 3/2.5 homes:All of the below data is the median data...Sqft: 1790Lease cost/sft: $1.62Lease cost/month: $2995Year built: 2008Days on market: 1224 days does seem high, even given the time of year.

If so they apply for apartment complexes 5units and up.   

My wife owns a rental property that we plan on selling in the near future, ie coming months.It is a complex situation, but I am having a hard time coming up with the cost basis of the property, estimating the depreciation, which will ultimately give me an idea of the tax bill due at conclusion of the sale.first, the property was purchased (~1988) with what sounds like a lease purchase agreement by her parents (close family member bought the house, parents made lease payments over time with eventual outright purchase of the home from close family member). in 2008, they move into new home but keep as rental. shortly thereafter, second mortgage made on home to cover costs due to family business that eventually went under.

Big difference between SFR, MF, commercial, short term rentals, etc. the most common mistake is to assume that a company managing 400 SFRs is capable of managing a 40 units apartment complex or the other way around.

I've dismissed 1031X recently, thinking it was just too complex and expensive to warrant but I want to be clear on all options. 

That's how s/he gets re-elected.You should also remember, that if you do go into buying and holding in an impoverished county with data like Franklin's, the chances that you're going to come before the same DMJ in the future for something else are pretty high.

I don't think that will happen, but it is real data and it is happening in the short term.

I have discovered that not many lenders will lend on apartments under 500 square feet, and 3 of the apartments in this complex are under 500 square feet.

@Jeff He for example closing costs are one of the factor and the amount of paperwork we have to do with diff lender in diff state, if I can do the same on a fourplex in a single parcel or focus on a 10 unit complex - i think that would concur only one time i guess.

That arrangement meets the owner occupant requirements of the VA loan.The reason I'd go this route, based on the data points you provided, is:1.