I think other people seeing makes me feel accountable to post along with having it written out.

It sounds like you've gotten some solid direction above, but a few flags stood out to me in the above discussions and I wanted to point them out to help make your decision.- You mentioned this sale is tax free 121 exclusion, which is great, and seems like a solid start to your goal.- The townhouse you're moving into is currently a rental, but you plan to live there two years for the 121 exclusion.

Rent out the ADU as a STR (7 day stays or less).

Purchase price: $330,000 Cash invested: $360,000 A cash (silent) partner and I are buying this duplex, flipping it to an ARV of $460,000 then doing a cash out refi or selling it for a profit.

My view is the insurance is not only valuable if it is used.  

Lots of posts on different companies so be sure to check out what people have said about vendors you are considering doing business with.

It sounds like you navigated the challenges well and gained valuable lessons for your next venture.

We don't recommend "newbies" start out with Class D properties.

Zoning also seems to be a problem (see below)3. buy a SFH under ARV; live-in renovate => rent => move to a new primary => eventually refinance to pull value out It seems the multi-family options are extremely limited or nonexistent in this area.

This is where you live in one side.