If you had lived there first, turned it into a rental and then moved back in within a certain time period (I think it's 5 years) and then lived in it again to qualify before selling I think you get the entire exclusion.

This looks like many things but here are some idea starters for you:- Ensuring that payments are automated for receiving rent, paying mortgage, paying utilities- Ensuring the lease version used is up to date & calendar notifications are on for renewal periods- Tenant screening process is defined and followed- Turnover process is clear and team is in place- etcIf you need a CPA suggestion, I love Samantha Kelley.

I have all of my rentals, which in all is about 9, due on the first day of the month with a grace period through the fifth of the month to pay rent.

It has gotten harder with the new lending seasoning period of 12 months but it is still doable.

Real estate appreciates over periods of time so it's a snowball effect.

Good turnkey providers should be able to minimize vacancy periods and reduce turnover costs.

@Michael Snider-Held we hear stories like this all the time in the LTR market about the national companies.These companies are setup to make money, period, with little oversight from management.So, owners need to make sure they read management contracts and UNDERSTAND what is covered and not covered. 

I was raised to be a "giver", but that has caused me to allow others to use me periodically.

But over a long enough investing period the numbers should more or less balance themselves out and become fairly reliable.As Bruce pointed out, the alternative is to buy and remodel a piece of crap house. 

The lady that bought them down was trying to buy an Island in Clear Lake CA that I had worked on with another developer in the late 70s and it could not be built on at all period.. she had this big dream would never have happened but Remington stole her 10k and she went on the war path..