Thanks Dave,I don't know why I had in my head I needed the 1031 from the start.

I have a friend who is looking for a realtor in Hilton Head, South Carolina.

(side note: What happens if you're heads down in sanding dust when another opportunity passes you by that could have made you another 20k instead?

I just want the listing heading to say 4 bed so people who are searching for 4 bedrooms will find it.

Sometimes it is hard to wrap my head around all of the extra costs!

"hey maybe we can talk to the tenants and tell them we'll drop eviction if they leave by the end of the month"...... save the head ache and time....Client thinks courts is the best way to go as if money will be guaranteed to him.....Can you help me think of other arguments against GOING TO COURT?!?!?!

Though I was making decent money at my day JOB, I couldn't wrap my head around the idea of working my life away for someone else for the next 30 years in hopes that I would still be alive to enjoy retirement....Long story short, I quit my job to buy my first storage facility while my wife continued to work (FYI, her income represented 1/3 of what we were making at the time, I gave up 2/3).  

I would get that idea out of your head.  

Just off the top of my head, the current owners know they're selling they may be less inclined to put in a lot of work finding a good tenant.

They spend days or even weeks filling their head with outdated or irrelevant information, which is all free on this website btw.