I also get numerous leads by paying a 1,000 finders fee for any unlisted property someone tells me about that I buy.

Calculator should provide amount of conversion  tax payments needed, one or multiple conversion options,  Medicare IRMAA impacts, various investment percentages of Roth growth vs IRA growth, and RMD amounts with associated tax bill.I’ve seen numerous CFPs hawk their services for $5,000 or more.  

If that doesn't pan out and I'm still alive, my plan C is to pivot to a fix & let, meaning I'll rent out the property for 6–12 months (on a monthly basis due to local regulations), and then re-release it to the market and try again.

Hi BP, Can anyone recommend a good GC for full gut or rehabs, with knowledge of city permits and regulations?

In most states (or all) hard money lenders won't lend on owner occupied properties because they fall under far more strict regulations.

Each STR property I acquire must meet two financial benchmarks: a gross rent multiplier (GRM) of 5 or less [Property value divided by projected income must equal 5 of less], and compliance with the 1% rule as LTR, which serves as a backup if regulations shift or if there's a decline in STR income.

This is more common on the commercial/private money side since there are no regulations. 

However, it's important to remember that there could be numerous reasons why they may not want to buy a particular property themselves. 

@Juan MoraThere have been numerous ambitious projects close to the Coba Ruins that offer off-grid self-sustainable communities with a vast array of amenities.

It does run into the plain language of the Treasury Regulations 1.469-1 which contains this definition:Period of customer use.