Then a couple years later, discovered that a piece of paper was signed at closing which was never read and in fine print says something about the home being owner occupied throughout the duration of the mortgage... wtf?   

Hurricane Helene prevented us from hitting $200k revenue this year since the interstate got shut down for major repairs and tourism traffic suffered this last couple of months which are always the best months.

The non tax-free portion then qualifies for $500k CG exemption for primary residence for a couple?

Couple things to do..1.

I invested in a couple of Multifamily deals with Yieldstreet a few years ago.

But, i do have a couple of LLC's, mainly for transferring property to children or spouse when I drop dead. 

Do that a couple times.

this will just set you back.i don't know what time you have available to dedicate to RE - if you are able, you could try to build a team and explore a market within a couple hours of you with a lower price point. 

You will get kids jumping on beds and heavy couples using these. 

It can make a double shot in a couple of minutes instead of having to wait for the boiler to get up temp like ours (10 minutes or so).