However, you will be required to file a non-resident state tax return in the states that you own the properties.Proximity of your accountant isin't as important as getting the right accountant who understands real estate taxation.

I'm in a residency type year w/ my career which means I'm only earning about 60% of what I should be making but that will be over by this time next year.

Residents bring rent to the onsite manager.

That might motivate them to fulfill a binding contract to sell to you.I can't imagine signing a purchase contract (esp if it was for a primary residence) in which the seller could simply cancel for a better offer. 

This was my primary residence and I sold the home to a friend at a very low interest rate, but a higher sales price than I would have been able to get with the house all torn up. $220,000 SP, $195,000 initial purchase price, $5,000 down.

They were both live-able and for our primary residences at the time so we used conventional financing.

It would be a deduction from the rental but then you would have to report the income, so its a wash for taxes. 

If you sell without a 1031 it all goes into the wash that is your recognized gain.But if you 1031 and have a sales concession of a $ amount for a roof then that impacts your net sale. 

If their car in a filthy freakin pig pen, it's likely their residence in the same, so..."

Mom was a Resident manager.