But reducing debt by paying taxes isn't always optimal.One thing you could consider would be to purchase the first replacement property cash and a mortgage on the second property, kinda like @Jason Wray had mentioned.

My experience is that offering less than what's normally expected will greatly reduce the quality and  number of prospective tenants interested in your rental.

A good plan will show how to structure things like your wife’s business, potential rentals, and depreciation so everything works together to reduce your overall tax burden while transitioning away from W-2 income.

Is there a way to reduce that huge capital gain hit?

Armed robbery, burglary, sex crime convictions, narcotics, etc.

I am the founder of a transitional housing programs that will be offering services to returning citizens and residence that are at risk of homelessness. I am hoping to lease a 4 to 3 bedroom townhome and I am looking ...

I see landlords reducing rents, costs increasing and negative cash flow.

I have not done rent by room in many years but my son is currently doing it to live at reduced housing costs.  

If you have money to invest - I'd personally invest in the stock market right nowThe alternative to generating income is reducing expenses.

The real beauty of real estate is that you can benefit from appreciation while also using depreciation to reduce your taxable income.Other powerful concepts many investors miss include strategically timing capital gains to be offset, leveraging 1031 exchanges, and using creative financing strategies to keep your portfolio growing.And like Janet mentioned, it really depends on several moving parts, your other income sources, where you are in your investment journey, and what other investments or businesses you have.