But not i am actually doing my taxes and it seems more confusing (especially the second IRS publication which seems to imply that if you go over 2 years then you get no exemption).  

I'm thinking it would be a challenge unless you had a "trainer" agent working for you in Bend to maintain a small office there to start your "BEND BRANDING CAMPAIGN"

I tend to take things literal...Does "Colleague" imply some level of mutual familiarity?

There is nothing implied in the term about risk, speculation, etc. 

I did not specifically ask the tenant permission to have his kids do the walkthrough, but it was implied since he has not  been in the country for months and his kids had taken over the responsibility of paying the rent.  

I'm not trying to imply that its not a legitimate deal, or even a good deal.  

I don't mean to imply that you are a beginner so I apologize if it comes off that way.

If your tenants are especially cost sensitive (as all inclusive rent would imply) they will keep a sharp eye on usage.

Based on your situation, you are implying that you will let him rent forever at the same payment as his mortgage.

I certainly don't mean to imply that all HOA's are made up of power trip retirees, however I do have some unrelated experience with some members of this group, which is where my concerns stem from.