If you close on a sale in a tax year and start an exchange you do not recognize any gain until the exchange is complete or fails. 

If I am wrong, tell me why and how those 3 points fail, but don't come at me with "I 7X my dollar so DMM works for all".

Another aspect of MFH that many people fail to take into consideration is the depreciation and tax benefits involved.

I was unaware that I would have to pay taxes on depreciation when I sell my rental property whether I claimed it or not...which I haven't done for the two years I have owned it. So now I'm trying to figure out how to ...

I was unaware that I would have to pay taxes on depreciation when I sell my rental property whether I claimed it or not...which I haven't done for the two years I have owned it. So now I'm trying to figure out how to ...

they don't need money, they are rich in equity, they have been thru the miseries of learning, investing, failing and succeeding from their street wise experience over many years.Most "players" are not so ready to give up what it took them years of hard knocks, failures and answering to their spouses to learn this wonderful business to share?

The mediocre ones fail in one of these categories and will let you down.

This is a very serious law and landlords will lose their entire case because the landlord failed to provide this list of deductions as required.

You need to consider the full picture and not one measure in isolation; they all fail by themselves. 

We manage Section8 properties as well and tenant's vouchers are canceled due to failing multiple inspections.