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.

Quote from @Kyle Barnhart: I live near Phoenix and looking to invest locally.

Not sure at this price, but maybe a sober living home or women's shelter?

I live in Kansas.

Since they've lived there so long, I recommend giving them 60 days to move as a means of softening the blow.Third, don't negotiate or accept excuses.

I live in Charlotte and would prefer a multi-family investment property that is within a 3-4 hour drive so I'm considering areas that include: Charlotte, Raleigh / Research Triangle, Charleston, and Atlanta.

We lived in a little apartment above the garage and rented out the main portion of the house. 

Where do you live, and where are your units? 

Quote from @Vince Scipione: Yes, they are a popular choice where I live and work, however with the ever fluctuating cost of oil heat, many people have swapped over their boilers/furnaces to what is called a "Propane Gun" essentially it is a device that is affixed to the front of the furnace/boiler that injects the propane and ignites it.

Hello my name is Ernest KAKEU, I live in Midland.