The last time I stayed in one, I was charged a large cleaning fee and then met with a list of what to clean prior to us leaving.

I've been in each unit within the last week so we can rule out the portable washing machine.After hunting season (insert "you might be a redneck" joke here), I'll move one of my trail cameras into the laundry if the problem persists.  

We do have a few other investments besides RE, but they are baby investments.I'm very comfortable with my RE investments which have proven themselves over the last 30 years.

But with that one lender I found I am not lendable due to not having proof of income for the last two years.

I agree with @John UnderwoodI remember you posted about arbitrage last week. 

With $150K, I could easily put together a portfolio of 6 rent properties from deals I see every week, including last week.Just get started.

Nectar doesn't take any lasting ownership interest.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

I'm talking about the last 4 years in my area - not the last 20-30.