It sounds from your description that it is.However, because you also do personal activities in the room (play games on your desktop), it doesn't sound like this would pass the "exclusive use" rule.Playing the games on your laptop in a different room would likely qualify the room as "exclusive use" as a home office.Also note that in the future if you take this deduction, there is a simplified method you can use to reduce the records you have to keep - just multiply the square footage of the office by $5 (if it is under 300 total square feet).

But don't forget you're a seller as well and you can always require an extended closing date on the property you are selling or make the sale contingent on finding a good replacement property.You could also look at simplifying your exchange and buying one replacement property that could absorb your entire exchange. 

Sounds like you have some good real world experience, but let me simplify things for you.  

He told me I can't take any home office deduction (I'm interested in the "simplified one" $5/sf) because I'm not a Real Estate Professional (750 hours spent or half my regular business time).

Even then, you have to test each one out and see what will work for you.I see no reason to pay for software until you get into the neighborhood of 50+ units so you can really simplify processes and focus more on growth.

If you're still mid-career and looking to simplify both your taxes and your business structure, I'd start looking into creating the brokerage as an S-Corp, leaving your particular earned commissions in and pulling a salary from the brokerage. 

I finally have something worth registering and posting about.I made a long winded post regarding a contractor that wants more money beyond our contract price in the new construction forum and it unfortunately didn't get any traction so I will simplify it.

The link above provides a simplified explanation with examples which I found to be very helpful. 

Because the laws are very complex in this area.Here's a simplified example. 

If I were them and I was presented with those two offers I would first need to determine my capital gains liability, and if it was low enough I’d choose the seller financed route and then give you notice a day after closing that I want you to cash me out.My suggestion: simplify.