My assumptions may be off  especially if you get the loan at a reduced rate, but it seems like you would need to get it close to the price you are indicating.

My initial thought is to invest this into the stock market (Amazon, Tesla, Google, etc...) and keep doing that for the next two distributions as well, ultimately pulling it all back out, plus the earnings (hopefully) in 3 years time to purchase a house.Based on the plethora of experience in these forums, does the above sound like a good plan? 

Just gotta go to work and earn more money.

They earn money by making minimal changes to properties and reselling them for slightly higher prices.

Also, I think this can be negotiated with the state as well and potentially reduced.

https://www.linkedin.com/in/bobprisco/AboutThanks for taking a minute (or two) to read about what we do and why it might benefit you too :-)At first glance, we might look like JUST another real estate investment firm.A firm specializing in helping regular people (like us) achieve true financial freedom, reducing risk, maximizing passive income, and saving on taxes…One that delivers 100% hands-off turn-key rental properties to our investors from around the globe.

It's been my experience that adding that to the lease has greatly reduced complaints from the City/neighbors.

Experienced investors often see the holiday season as an opportunity due to reduced competition and motivated sellers willing to negotiate for faster closings.

I'm fairly confident from reading online we don't qualify for an exemption, but I'm trying to assess actual closing costs to trying and reduce them All details:Bought the house 2.5 years ago for $980K (left on mortgage $753K), we have a clause for an assumable mortgage for me to take over (I can keep same rate).

Since I have the $500K exemption, does that reduce the exchange amount from $2.5MM to $2MM?