I found prior threads to be very helpful before I bought my out of state investments.

Full disclosure, I had a fair amount of experience prior to getting on the forums, but what really pushed my business over the edge was this community which for me was a sounding board, mentor, mentee and fantastically unorthodox education.

Instead of putting money into a retirement account and losing general control of it, why not look for alternative methods to reduce current year passive losses and tap into prior year suspended passive losses? 

A proper written agreement prior to sale will, I believe, hold up in a court of law. 

Presumably, your Airbnb rates would need to be a pro-rata daily rate based on the prior rent, which would probably be too low to be worthwhile for a periodic rental.  

Association rep says I'd have to wait for it to go to Auction, but really would like to avoid the commissioner showing it for 3 weeks prior and having open house in the place where I live...So any thoughts on how to get in touch with the lender or lawyer maybe to see if they'd entertain an offer?

I prefer my buyers to leave money in escrow prior to even finding the property that way I can draft a contract that comes with a deposit already.

I have a few friends and relatives in mind that I'd like to present this opportunity to but want to have a good business plan prior to meeting with them.

So right now we collect monthly rent of $2800 and have a payment of $1235.00, which gives me a buffer for the unexpected.Part of the summer rent increase from the prior owner was splitting the utilities among the tenants and there are rent increases built into the new lease for the next two years.  

If you convert your home prior and decide to rent or live else where in the interim, then decide to use FHA to qualify for a new primary you can use the rental income with out restrictions of the 100 mile rule and still qualify for FHA.Their (FHA) guidelines are rigid, but with proper planning you can adhere to the guidelines and accomplish your objectives while avoiding the unintended consequences of the rules.Best practice would probably be to wait a few months after moving till utilizing your FHA loan to obtain another property.FHA does have a max of 7 financed properties including the FHA insured property (6 rentals + 1 FHA primary) so it looks like you're riding up to your max with the current of 6 financed properties.