But, if a cost-seg study is done on the old property, you can manage Sec. 1245 recapture tax by doing a study on the new property to confirm it has as much or more Sec. 1245 property.You cannot swap a fully depreciated gas station for a raw piece of land and avoid recapture - you must replace all the 1245 and 1250 property.3) OZ - Sure you can defer your capital gains for a few years into an OZ fund, but the magic of OZ investments is the ability to achieve tax-exempt growth after a 10-year holding period.

The driveway needs to be fully replaced.

What would be some of the items that would tend to fail sooner in a property that it would be worth fully replacing upon purchase.

However, Resident shall be obligated for the costs of such repairs, replacements, and related services if the need for such repairs, replacements, and related services results from the negligence or misuse by Resident, other residents of the Property, or Resident’s agents, servants, employees, invitees, or family members, or if the repair is less than One-Hundred Dollars ($100.00).

When we replaced siding, we looked to see if there was any activity, and the side of our bedroom was like Swiss cheese.  

They’re not wrecking the house every semester, but you’ll see more frequent carpet/flooring replacement, painting, and small repairs.

By the way placing posts removing old posts and replacing with a new post) is costly and typically most posts have many years left.  

My goal is to get a high likelihood of approval at 1 one year or longer of financing to allow me to refinance after cleaning up credit and completing some bookeeping/tax corrections to better qualify.Property would be purchased through LLC based on a 1031 exchange where I completed the sale and now need the replacement property. 

Also, remember that your 1031 rules don’t change just because the replacement property is fractional: each exchanger has to replace equal or greater value and equal or greater debt, or add cash to cover any shortfall.

You only regain (free up) those losses when you completely dispose of the rental activity in a fully taxable transaction (e.g., selling the replacement duplex without doing another 1031).