I’m a broker/owner that’s deals exclusively with investors in South Bend.

Would be ideal to try and qualify for §121 exclusion - which allows you to exclude up to $250k of gain for selling your principal residence ($500k for MFJ).

Do you have a burgeoning young adult that is thinking of being an “influencer?”

I'd need to know more information to determine myself if I were assisting you (hypothetically, of course, since we aren't allowed to advertise our services through this medium), but from the surface level it does sound like you do qualify for the 121 exclusion.

Also technically the rent by the room strategy here wouldn't work either because only 3 (or 4 in the next town over) unrelated adults are allowed to live in a single family dwelling.

The experienced RE investors in my market are almost exclusively doing flips.  

Each adult needs to be a signatory to the Agreements.

@Michael ChalkeFor future purchases have them removed or add an exclusion to your appliance addendum if you keep them.  

The section 121 exclusion amount is likely going to be worth more than they'd get by renting in TMV terms.

I am also the agent that has the Exclusive Right to Sell Hyde Homes.