Simply gifting him half the property now wouldn’t immediately allow him to claim the exclusion without fulfilling this residency requirement, I don't believe.One thought would be to use a HELOC to pull just enough equity out of the current home and use it to buy a smaller home, or at least the down payment.

The BS discrimination claims (you won't rent to felons, and blacks are more likely to be felons, therefore you're a racist) will go away. 

I currently own a few properties here in Bryan-College Station, I have a full time sales job so try to stay as passive as possible. This is why I haven't done STR or anything. I'm currently only cash flowing about $10...

These platforms typically have billing policies where you pay a per unit fee per month to the software and you get regular updates and support each month.There are a number of low-cost platforms available that are able to offer you a lower price by passing along some of the costs to your tenants (payment processing fees, applications, tenant screening, etc).

I regularly get sent underwriting on value adds in excess of 20%.I do not do work intensive value adds to flip so my acquisitions have slowed significantlygood luck

If I leave this amount in Sch-E, I get taxed at ordinary income tax rate at Federal and State level, which along with my regular W2 income can be substantial.

Do you have a 501c3 that you operate under (and rent the house from yourself), or do you purchase homes with an LLC or personal name, and run as a regular business? 

Have you filed an insurance claim with your own carrier yet?

Airbnb claims that setting up a "photo tour" on your listing will increase bookings by 6 percent, for example.  

.), but the bedrooms are regular keys, as @Jonathan C. mentioned for the front door, the unit is set up to send me an email when the batteries are low. i also have another student rental ( 8 rooms, 2 entry, 2 units + utility room) one master key and each bedroom has its own key that will get students in the entry, there unit, and there own bedroom. had a locksmith do that one. cost me a few hundred dollars with keying and supplying the locks ( 13 total ). i like both setups but may look into the landlord locks again for my 3rd student rental i just purchased.