.- I will not qualify for a full or partial home profit exclusion as it has operated as a rental for the last 7 years.- I do not wish to conduct a 1031 exchange, preferring to deploy the profits in stock market investments at this time.Are there any other kinds of significant tax breaks that might be available? 

Just a guy that helps the owner(something along those lines).I hired a PM company to deal with most of the day to day operations on my first property. 

The podcast and lots of books have been my teachers and I'm working to complete a buy and hold business and operations plan by year end.In the near term my goal is to acquire a property using this model by spring 2016.

However the Replacement cost insurance could cost  a small fortune if you are only operating for a year.

Operate a community center and I am a real estate consultant and investor for 33 years in Riverdale, GA

This is calculated by dividing the  Net Operating Income  (NOI) into the Purchase or Sale amount of the property.

If the tenant should reach for the fire extinguisher I gave them and it failed to operate for any reason I could be held liable for their losses or injuries.

Based on the past 24 months of operating reporting that I have, it looks like the average expenses is $452/month (including the property management fee).

When he left his teaching job in June 2015 I expected things to “tighten up” and be fully operational…but they didn’t.I started working with partners in June 2015 when we bought a 3 unit property.

What strategies to you have for finding these folks, and how to approach them with creative financing options even if we are not loaded?