Make the tenant get a renters policy without a dog exclusion that names you as additional insured... 10 day notice of cancellation clause so you know if it lapses.

This area has light rail for its exclusive use.

Not the least of which is your financial / retirement goals and how your real estate fits in.While you can move into the townhouse and live there 2 years you will get a partial gain exclusion assuming that you have been renting it out for a while.

Also, typically the seller wants to SELL... not give you a fantastic price and exclusive right to buy it.

A GOOD title rep should be able to offer you some alternative ideas, rather than just saying "it can't be done".Some ideas in random order.The title insurance can be written with an exception / exclusion of the line of credit that is showing.

It is not generally known that you can no longer rent out a place for years and year, then move into it for 2 years and take the 250k exclusion.

Are there ANY exceptions to the rule that one can't use the exclusion twice within two years?

The key is be honest with everyone, don't promise them all you are going to be exclusive to them.

Here in my situation: We (my wife) got a HUD deal under contract that we were gonna flip ourselves; we got it OUTSIDE of the exclusive owner occ period.

You need to have an area that is used 100% regularly and exclusively for business.