I live in Indianapolis and work exclusively with OOS investors so I'd be glad to connect and discuss this market whenever you like.

Because of inefficiencie s and the fact that the boiler rans 365 days to supply domestic hot water the tenant's oil bill the first year was $5,900. 

I exclusively invest out of state (buy and hold / fix n flip) because cashflow is extremely difficult to find in this area.

@Owen Rosen the links you shared pretty much only state a tenant shouldn't have to supply liability coverage to their landlord.Of course they will say this as the provider does NOT want the extra liability of covering additional parties!

My thoughts are current housing supply + high rates + high home prices in OR are restricting our options and liquidating the brokerage to pay off the townhouse = $400k asset + $2,400 cash flow that we could then use to leverage or save into buying another property outright or scale into 4 plex and use the rent to pay down that mortgage too.

He testified that he used his personal bedroom exclusively forbusiness purposes but later testified that he slept and ate in his bedroom.

I was thinking he supplies the down payment and acts as a silent partner.

So while moving back into it for 2 years does bring the 121 exclusion back into play, that exclusion is reduced based on the percentage of Non Qualified usage over the holding period.  

Desperation is not an exclusion to the rules. 

Find the style that people are doing in the area then find equivalent options for materials at local supply houses.