Only 1 sale in a year would be exempt and if considered a commercial property sale you are also exempt (these regulations really focus on sales to individuals for their personal home.You don't sound super motivated so I'd let the buyers do their own due diligence - as previously mentioned.Sales Price, Interest Rate and Down Payment terms all work together so if they need flexibility on, say for example the downpayment, you can then up the interest rate or go to 20yr amortization.   

For the lessee, without a deed your protection is contract law, which with the protections placed in the contract by the lessors attorney, and the same by the lessees attorney, almost guarantee a lawsuit and counter claim.Recently, a friend of mine entered into a master lease (as lessee) for a medical property.

Research from the the University of Florida, Institute of Food and Agricultural Sciences Florida Medical Entomology Laboratory showed that biting midge populations were reduced in test areas of Vero Beach and Boynton Beach, FL, and Castaway Cay, Bahamas.

I also noticed the seller lives in the building because they are getting a homeowner's exemption. 

It should work fine, particularly if you have access to folks who need less space and lower rents...think students, medical interns, etc.

They would only allow a HELOC on one investment property, and they require it to be homestead exempt which you can't do on investment property, so it's a no.

October 2020 is also when the clock runs out on our 2/5 cap gains exemption.  

Did you move due to work, medical, or an other pressing reason? 

Beyond that, you could look at specialty asset classes, like hotels, medical, senior housing, or student housing.Good luck, and please feel free to get in touch with any specific questions!

Have you found that the growth (particularly medical and arts), including population growth, has placed strain on the cities infrastructure, or not necessarily?