Transfer via a trustee's sale is not one of the exemptions in Garn St.

That doesn't mean Joe Blow off the street is exempt.  

I know of the 9 or so things you can qualify for tapping your retirement accounts for penalty-free, the first-time home buyer exemption is one of the areas taxpayers misunderstand/screw-up...so any help would be greatly appreciated.  

Holt Thanks for your e-mail.The version of SB 695 that passed the Senate exempts unpaid bills owed by tenants.Sincerely,David

These are the exemptions to lending compliance.

I am not overly familiar with your state of Arkansas but you can look to the state Safe Act and the federal Safe Act for the rules governing your activities.Financing a property you own can qualify for exemption to the license.  

Moving into that first house for a two year period would allow you to claim it as your primary residence and claim that exemption providing you will have owned it for 5 years prior to selling.  

You will report your purchase and improvements when you sell, which will leave you with your gain which is tax exempt for 250K single or 500K married.You don't report anything now because there is no ongoing reason to track the number for tax purposes like there is on a rental where you're actively taking depreciation.

The intent is to leave all these assets for my children, managed by the trust, and avoid the step-up basis through the use of the lifetime estate exemption.

well I am only talking about 1st mortgages on 1 to 4 units.. certain states ( like my state here in ORegon) requires a NMLS licnese to originate those or take a fee in the transaction. so this company may just not operate in those states.. a true commercial loan IE 5 units or more shopping centers etc.. are of course exempt