Such a PIA.

It's too much of a PIA to deal with tenants. 

It is a big PIA to manage those things at an apartment. 

So depreciation reaches as far back as 2004. so the concept would be to wipe out depreciation recapture by having each as primary residence for 2 years (Pia to move every two years mind you.) 

Wetlands is another PIA too. 

We had the loan estimate in hand but decided it was too big of a PIA to make it worth it.

- If so, 1031 into something bigger and easier to manage and then when you pass, the inheritor receives your property(s) at a stepped up basis - subject to Inheritance Tax limits.Otherwise, sell one every 1-5 years when you need the cash, so you can plan expenses to offset capital gains.14 properties - presume these had to have been single families.Oh, I'm modifying the original post to mention leaning toward creating a trust which we manage..so we would own very little yet manage the trust which owned investments and such.Here is what I understand/misunderstand (better or worse) on moving every 2 years (as we are open to that albeit pia.) • Multi-unit would only support a %, so a quad would 25% and prorated over all years of ownership....witteling advantage to not worth the effort. • Single unit properties get pro-rated.

The city is not that large, failing schools, low taxes, pia with water/sewer/trash, & Code enforcement that just hates investors.  

The only people who read the lease are the crazy parents who redline items and send it back thinking we now want to rent to them after being such a PIA.

.- she sounds like a PIA.