Sell out

!'ve decided to sell the place after June 7,'7. That will be 5 years. That way ! won't have to pay tax on any of the capital gains to Colorado. Any capital gains now are long term so the most ! would have to pay would be 15% to the bastards @ irs. Except for the capital gains due to depreciation taken. That is capped @ 25%. W/ the new boiler and all the vacancies last year my loss came out to be more than the $25,000 maximum allowed so ! had to eliminate most (almost 75%) of the depreciation that ! would have taken. If my tax rate in '7 is 25% or higher that will save me $1,700 in tax. ! just hope the housing market stays strong for 3 more years. Maybe the rental market will firm up some this year so ! can actually almost break even. ! hope to sell for $1.2 million or more to make it worth all the trouble and expense. The tenants who call whenever something goes wrong and expect me to hustle over there to fix it. Then they leave whenever they want to save $10/month rent. That's 1 or more months of no rent, advertising and cleaning and maintenance, zipping up there 30 time/month to show to people who aren't really interested. That doesn't even include the weekends ! can't even consider leaving town or the work ! have to miss to show or the 2nd jobs to pay for the shortages every month or the lost earnings on the money ! took out of mutual funds that are now returning 30% w/out me and the risk that the market could tank leaving me owing a big chunk of money after years of paying to work my ass off. !'m thinking of doing a condo conversion. That may be the best way to maximize the selling price.