She would qualify to exclude up to $250K gain as an individual, or $500K if filed jointly. 

I'm looking for advice on how to best structure to gain momentum moving forward.Here's where I'm at...Rental #1:  closed Oct 2020..cash flows $180/mn...mortgage is $30k, value is $45kRental #2:  closed Sept 2nd 2021...held with private money and HELOC...all in is $60k and value is $175k...will hold this property foreverHouse #3:  purchased in May of 2021...with bank lending...all in $124...ARV in May was $153k...can list at $170k or BRRR and rent at $1200Initial plan was to flip #3 and use cash to pay down personal debt, have additional cash reserves going forward, and accelerate in real estate flips/holds. 

hi everyone, thanks for the help in advance. i just bought a 4 bedroom 2 bath three story property in augusta GA. in the basement is a perfect place to simply put in a door and a lock blocking it off from the rest of the house and living there while i rent out the 2 top floors.the two top floors have a kitchen, dining room, great room on the main floor and on the top level 2 bedrooms and a bath. rentometer gave me a score of $900 a month for a 2 bedroom 1 bath, but it is not factoring the 2 stories, dining room and great room. so my question is, because of two stories, the dining room and the great room how much will that allow me to increase rent by and how could i find this for myself in the future?

The reason why that's a positive thing is, with a bit of recently gained Insurance Policy Knowledge and some estimate writing skills, we were able to have all the damages covered by insurance, giving us a stepping stone to both restoring the property and building our rental property empire.

The current owner is still renting it,   but they are almost done with their other project in that area,  meaning its probably next go go under the bulldozer unless they try to flip it for more than I took for it which given how long theyve held it now might work for a modest gain.

Over the past 3 years the property has gained 170K in equity value.

You should look into the utility costs for the property (better gained by calling the utility providers than asking the seller usually), have the seller participate in an Estoppel agreement, and that's about it in my opinion. 

In total, we gained about $72,000 in equity with this renovation and deal.

This will make a great flip in 2-3 years after living in it to avoid taxes on the gain or rental in the future.

Would love to gain more intel from those who are well versed in this area.