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For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

The balanced owed on the property is about 97K. 

@Olivia Melikian Finding the right agent to work with is important.

Quote from @Dan Shallcross: Your PM should know the answer and be leading the way aggressively.

For most of 2024, we saw 5-6 months of inventory in the Austin area.Here are the December 2024 for Austin and the greater metro:Here’s a chart showing the median sales price of a single-family home in the City of Austin in 2024:The median sales price for a single-family home in December 2024 was up roughly 9% from the beginning of the year.

I lived in NYC and worked for the city until I was terminated for not taking the covid vaccine.

The use the rest of the money from the sale, plus the interest that you've earned off of that money plus the money you saved in rent by having the tenant in the other side make the mortgage payments. 

Since 75% of the proposed income more than offsets the PITI of the loan, it's a wash.  

You will lease the real property that you already own to the SMLLC.