Drywall: $20,000 - If you need to drywall everything new, then yes, otherwise, could be less.Flooring: $18,500 - ~2200sf laminate flooring labor and materials = $11,000 (excludes demo of any existing flooring)Windows: $17,000 - If 24 windows, then expect to pay $14k-$15k plus demo of existing plus any framing needed (edit sizes or fix bad framing)Bathrooms: $16,000 - for 3 bath full gut remodel, this is too light.

If you still have some gain on a 250K single situation you can explore Opportunity Zone options since that is the only possible way I know of that you might be able to retroactively exclude gain. 

Is it possible to exclude other buyer agents and be the only salesperson to show and sell the property?

And i would like to exclude repair costs.

Our full PITI payment is about 24% of my gross monthly income (excluding my husband's income) so that doesn't leave too much of a margin for me to stay below the usual 28% front end DTI if I were the only one applying for a new second mortgage, but maybe it's still possible. 

For thepurposes of this subsection, ‘serious nonpayment of rent’ means a rentarrearage equal to or greater than six months’ worth of rent due on orafter March 1, 2020, which shall exclude all other costs,Look at the bold section.

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion

Not just a "$50 increase in rent for every approved pet".Here's some examples of what I'm, talking about:  (...and you want to make a point of focusing on this list at the time of signing)1 - List the pets and their increases in rent.2 - $250 cleaning fee every 4 months to be paid by the tenant.3 - No pets allowed after signing of lease4 - Any pets added without approval of Landlord shall increase the rent as follows:     a - Monthly rent increase $150 for each month Pet until Pet is vacated     b - $250 pet cleaning fee every 2 months until Pet is vacated5 - Emotional Support Animals NOT excluded from the above list.Legally, some of the list may not be enforceable, but the point is preventative...not trying to catch the tenant after the fact. 

seems like you'd sell b as homestead no capital gains tax and retain a as next homestead free to sell as homestead either immediately (not sure here as you may only be able to exclude gains once every 2-5 years, whichever is law) or in 2-5 years.   

This would exclude families in  your advertising so its best to not include that in your listing.