I checked the instructions for Form 4797 or Form 1040 Schedule D, and neither explain how to indicate that the gain is deferred and not taxable right now.So either: 1) Form 4797 is irrelevant to my exchange and I don't need to file it at all, or 2) I am missing something. 

Louis metro area who:Understand duplex/2–4 unit propertiesHave experience with FHA house hacksCan clearly explain rental income qualificationHave worked with investors beforeI’d greatly appreciate referrals.A few general questions:Is there a meaningful benefit to choosing a local lender over a large national bank for a duplex house hack?

That likely explains your CPA’s comment.

Maye try ad campaigns with explaining what house hack is and the benefits.

I put together a one-page visual to help explain an approach some investors use:treating a HELOC (simple interest, daily balance) as a central operating account rather than parking cash in checking/savings.Conceptually:Rent flows into the adjoined checking account of a HELOCExpenses are paid from the same lineDaily balance math reduces interest automaticallySome pair this with targeted principal reduction on long-term 30 yr mortgagesFrom a lender’s seat, I’m not advocating this as an end all be all strategy — just trying to understand how investors are thinking about it operationally.For those who’ve used something similar:Where does this add real value?

I didn't end up buying it but called the buyer's agent who sold it and explained it to him so his buyers would think he was a savant!

They require your contract to be assignable or the buyer to be " [address] Industries, LLC", which is complicated to explain to a seller, especially if they have a good Realtor.

Include a short, clear note explaining that payments are still being sent to the prior owner despite submission months ago.

Yes Erik.can I call you and explain the situation in detail , ..thanks Joshua

I explained to her that I've been in this business for 30 years and I know that Dec is slow but I still expect to know how many times the PM showed the property.