As I'm near the date when I'd lose the capital gains tax exemption, I need to either sell now or hold for the long-term. 

My question is how do I go about getting the house back into my name so I can claim ag or homestead exemption on it? 

Tax-exempt muni bonds could be, but returns are dropping due to interest rate hikes.

If anything, you'll get an additional tax filing and a reduction of your lifetime exemption.

If you are exempt from rent control, and have filed your exemption application you can raise the rent with 30 days notice as long as it hasnt been raised in the last year.

I am considering renting out my old home and understand that we will lose our mortgage exemptions on taxes. 

When reviewing the tax bills I’ve seen that the assessed value can be subject to a number of exemptions reducing the assessed value and therefore the tax.

I first lived in it while renting out the other bedroom for 20 months (not enough for homeowner exemption, unfortunately), then I rented it for about 3 years before selling when the tenants left.

After looking at several dozen single family properties (more or less with no rehab necessary) ranging from $130-$175K, I’m seriously beginning to question how you make money with a long term hold single family rental given the tax rates in desirable school districts and the lack of any exemptions on assessed value for owners not occupying the property.

Is this privately owned and just showing up like that because of a tax exemption, or does the government own it?