Put on your selling shoes and educate them on how they can focus on finding deals in today's demanding market instead of chasing tenants or fixing broken pipes. 7.)

That is ok with me but, now that I learned about this I have seen where the process is broken and it should be addressed. 

Plus I get to have coffee with my friends while my truck is not being broken into.

We all know that newbie investors want subs and GCs to take a couple hours out of their work day to drive over to a house they don't even have under contract, to walk the whole property, and provide them a super detailed quote with labor broken out all for free to ultimately not hire them for the job.

Also full pricing info with all cost buckets broken out (plans, permitting, sitework, vertical build, solar, additional work like utility upgrades)

Though some renovation items can be broken out. 

The insurance market for investment properties is broken into 2 groups of insurance carriers; 1-4 units and 4+ units.

The house has been broken into several times and has 15+ cats on the property.

I'm looking for solutions to a working but not ideal business model.
I bought in cash a cheap, run down house in a desirable neighborhood and am preparing to rent it as a single family home. I will have 150k into it ...

You need to occupy it/ own it fora  total of 730 days( 365x2) (does not need to be consecutive) within the most recent 1,825 (365x5) days It's literally broken down to the day- so if you live in it for 730 daysThen rent it for 2,000 days You will no longer qualify for the exclusion.