We're dealing with a potential character change of the income or exclusion all-together. 

The double edged value in these memberships is the networking, validations,  sharing of what works, what doesn't, the 'inner circle' deals and hanging out with like minded folks and work with same group, so it's a bit exclusive. 

The issue here is that if you wait until may you are accepting the situation and that is what a judge may see.

With regard to securing a tenant, I think you are attracting the applicants you want, but maybe are gun shy about accepting them. 1.

What is considered acceptable records varies greatly from one CPA to another.

First I would see if they would qualify for a 121 exclusion.

We simply hand them a letter that says the evidence they provided does not meet HUD guidelines and we consider the animal to be a pet.If you have a "no pet" policy, they are not accepted.  

I like the exclusivity of it and feel I get better deals than those offered by real estate agents.  

Husband is willing to accept the $550K but IF it cannot be paid then a FORCED SALE OF THE HOME MUST HAPPEN.

Even if you use the installment method to defer some of the gain, the exclusion of gain under Section 121 remains available.As for your seller financing question, zero percent seller financing is fine.