.- Do I qualify for for a section 121 exclusion sense I lived on the property for the first 2 years of ownership?

This is a discussion board. 

We offer it at TFSB but it does require the basics like qualified credit score, DTI ratios - Must have W2 or (2 years of 1099 income) to qualify.

Not practicing law in your state though, so you need to consult a qualified lawyer in your jurisdiction to see what to do

If they want to bring on a new roommate, you screen them like anyone else and if they qualify, great- you can talk about amending the lease at that point, but that is only a courtesty. 

And THE most important thing is that you have to work with a Qualified Intermediary BEFORE you close on the property that you are selling.

I have my vision board directly across from my desk in my office and I see it everyday, all day.

it is technically a real thing but very rare, and there is plenty of historical data out there that shows those who have less skin in the game are at a far greater risk of default by a factor of 5-7x.

A tenant doesn't qualify for a S8 voucher by making good financial and life decisions, so what quality of people do you think the system is dealing with?

In a tenant friendly state you have to.BTW, when you list, there's a fair housing law. you cannot deny a sec 8 if they qualify. your standards need to be the same for everyone