You are going to have to interview a LOT of agents as the industry is full of dummies.

The hospitality industry lobbied pretty hard for that to happen to give them an edge since those are areas where hotels are located as opposed to residential zones. 

Worthy noting it's close to light industrial and downtown commercial, albeit a small town.We will likely buy and hold until I can do a refi and add to the portfolio.Its the main house large 3br, 2, 2br and 9 1br.

Or do their job and come up with a new strategy to get qualified tenants in.I know quite a few people in the property mgmt, and there are certainly some great ones, but also ALOT of lazy ones, just like in many different service industries. particularly with larger companies with lots of employees

Lastly, if the home has appreciated at all, taking advantage of Section 121 and taking capital gain exclusions is just another strong point towards selling within the 5 years if you've lived there for at least 2 years. 

@Diane Jacob I have been in the Topeka area for 40 years and invest exclusively here.

Either way, it doesn't make logical sense for the IRS to allow them the $500k married exclusion on both properties.

LolCR is a little sleepier than I'm used to, but I like that it's pretty much stable, folks are nice, and it has diversification in industry.

That being said, when they launch their next fund, they are strongly considering a 506(c) offering.https://lastmileinvestments.com/While this is not a list of people I have invested with, I will say a lot of 506(b) operators hide in plain site:- Podcast hosts and guests (talking about what they have done past tense, not current offerings)- The gurus often also syndicate deals- Rise48, per their website, has primarily (if not exclusively) 506(b) offeringsThe thing is, depending on how conservative the compliance attorney is, you can have 506(b) operators advertising like there is no tomorrow.  

Are there any tried and true/ industry standard sites, forums, etc. where those looking to avoid capital gains look for investment properties?