You could put 25% down and grab some of the extra cash you have and make the place more higher end - can equal higher rents - then sell for more in 4 yrs b/c it brings in more income.

And, while each cycle is different, looking at financial crisis: peak in 2006/07, bottom in 2010 (3 yrs-ish out) and full recovery to peak levels was roughly 2013/14.  

Say you start a STR and use the loophole to write off 100k from W2 salary. 2 yrs later the rental goes underwater and you have to give it up at huge loss.  

Tile is the obvious choice for wet rooms because it is totally water proof.But the big picture ....if you're going to sell in 5 yrs and remodel then, I wouldn't do anything now. 

Have they been moving every 2 yrs for the last 16 yrs?  

Yea I have spent many yrs in analysis paralysis looking for that right brrr 70 cents on the dollar etc and just decided to go brand new on my own raw dirt and build a floor plan that I like.

Please be gentle; I'm new at this and it's pretty complex :)Structure / Legal Details- we'd establish market value through a combination of comps from local real estate agent and an appraisal- attorney would establish all required "arms length" aspects including a mortgage at a minimum standard federal rate- LLC would pay us back based on a standard promissory note over 30 yrs Pros of selling to the LLC (I think)- A sale now would be the only time we'd be able to take advantage of the cap gains exclusion on this house bc we won't qualify for the "live there 3 of 5 years" rule due to the timing of our lease and our last time of residence. 

We're at 65% LTV on avg, which is higher than we'd like but we're early (only 3 yrs into it).

He is 64 yrs old.

I've been doing property management for 17 yrs, buy and sell RE as well.