There are rules that would allow you to sell your residence tax free. 

A rule of thumb that I hear a lot is the 1% rule where you want your monthly rental amount to be at least 1% of the purchase price.

I was looking for something under 100K to shoot for the 2% or there about rule but am having a tough time.

I'm not a CPA so you should consult with yours, but these are the basics for your situation.Capital gains exemption on personal residence - This is the 2 years out of 5 rule, if you've lived in a home as your primary residence for 2 out of the last 5 years you get a capital gains exemption of $500k since you're married (it'd be $250k if you were single) Meaning the home can appreciate $500k or less and you'll pay no capital gains as long as you meet this 2 out of 5 requirement.

I am starting to read up on real estate investment and quickly realized that investing close to where I stay(California) is not possible as 1% rule does not really apply here.

They has a set of rules that mortgages must meet for them to be able to buy a mortgage. 

The LLC properties are outside of IRA's, so if I am not tied entirely to them I could put $1M of them into a Charitable Trust with perhaps a 5% withdrawal and use the IRS rules for deduction moving assets into a Trust in the first 6 years to convert the IRA rentals to Roth IRA rentals. 

https://www.courier-journal.com/story/money/compan..."Most of the new businesses were in Louisville’s Okolona and Middletown neighborhoods and involved in what the company describes as health, beauty and home services...

Meaning, expect them to be able to move in on the third, but if it’s got to be the fourth then so be it.

Then, you can draft the document where a simple majority rules.4.