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.

Quote from @Joe S.: WELL almost anybody and their grandma can get a contract.

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.

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

This will reduce your tax liabilities and help you retire sooner. 

Just be aware of the filing requirements and possible taxes for each state, some states have franchise taxes or other fees for LLCs and S Corps.If you’re already paying 22% or more, an S Corp structure could potentially reduce self-employment taxes on any business income, but it might not change the tax treatment for the rental properties themselves.I’d recommend chatting with a CPA who specializes in real estate investing to fine-tune the details and make sure you’re not overcomplicating things.

.: i am interested in entering in the short term rental market in Nashville i am wanting to put a down payment down on a unit.in order to secure funds for a down payment,  i would need to sell off some crypto i have in a wallet and some S&P500 funds i have in a brokerage account.is there any way to reduce the capital gains tax from these assets using real estate? 

Obviously, we are paying a lot of tax, but we have never seriously thought about reducing the tax that we are paying.

This reduces the residential scope to eight converted apartments on the upper floors, minimizing new construction allowing me to utilize the existing structures and land most efficiently.