Looking for ways to crunch the numbers for ARV. Sometimes I might not have the address.

I am a W2 worker and do not qualify as a REP.

Also, as my wife does not have a W-2 job and help with the rentals, I want to explore pros/cons of her to qualify as RE professional down the road (may be from 2026).I start involving my kid for bookkeeping and other small tasks in the near future.

In a 1031 exchange, would I be able to apportion the entire amount of the proceeds toward the investment (rental) unit so that I can qualify for a full exchange and effectively defer 100% of the gain?

Many areas that do not allow for an actual transfer of usages and need a re-application (even if just a formality) will be cutting it VERY Close.

If there is a minor penalty you could enforce because the option wasn't formally executed, go light on it.

Sometimes formal action will convince them to pay.

Otherwise, qualifying as a real estate professional will be for not because you won't be able to change the losses from passive to active (which goes against other active income) 

The only thing is they have to go through a credit check to qualify, so if your tenant's credit is poor, they may not be able to take advantage of the service anyway. 

I ended up connecting with a lawyer who has handled other issues for me and she said basically I waited too late in the month to start the eviction process and to sit tight as it seemed the tenant was actually moving out, but if they weren't out by designated day, circle back to start a formal eviction.What actually happened is that the tenant moved out on the date indicated and left some trash but the unit was generally clean and left in good shape.