However, this has to be the primary residence of everyone on title in order to qualify and even if that were all true, we're still only up to $1M that way.I agree with the other commenters, the parents should continue to own it and live in it as their primary, leave it to the daughter when they pass, and she inherits it at the stepped up cost basis. 

Push through it, you may even need to have a second, consistent paying job and thats OK, until you get established.

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

You can live in your own space and rent out the others.You may even find a house hack.

Why even have licenses?

And Point of Sale, don't even get me started on that Communist BS. 

Always budget extra for surprises.Skipping Permits – Even small renovations may require permits.

I also invest in other assets such as stocks, and private companies as well. for RE agents I see absolutely no conflict.. its their job.. not every agent starting out can afford to buy a rental.. and note very agent even wants to own a rental ( like me) I only like to deal in land when I sold RE to the public .

You could arrange to have your cleaners accept the deliveries at the property or hire a local handyman to do same and even assemble furniture.

They were house hacking in Capitol Hill before it was even a term.