(Goal: either we can sell in 2 years and get the free capital gains or we can keep the great primary residence financing and rent it anytime.) 

This will help you gain experience without taking on too much risk.Get Pre-Approved: If you plan to finance your first investment, get pre-approved for a mortgage.

I'm looking right now to gain enough real knowledge to start buying/selling land and want a direct learning venue without fluff.

You can expect 4%-6% equity appreciation gain, especially with current rate and inflation.  

Continually improve it to gain efficiencies and free up your time. 

Here’s a detailed breakdown of these two types of markets and the factors that contribute to each:Cash Flow Market, a cash flow market is one where rental income exceeds the expenses of owning the property (mortgage, taxes, insurance, maintenance, and property management), resulting in positive monthly cash flow for the investor.Key Characteristics:High Rental Yields: Properties typically have high rental yields compared to their purchase prices.Stable or Slow Appreciation: Property values increase slowly over time, if at all.Lower Property Prices: Generally, property prices are lower, making it easier to achieve positive cash flow.Higher Rental Demand: Strong demand for rentals due to economic factors, demographics, or local employment conditions.Factors Contributing to Cash Flow Markets:Economic Stability: Stable job markets and steady local economies that support rental demand.Rental Market: High percentage of renters compared to homeowners.Affordability: Affordable property prices relative to rental income.Local Policies: Landlord-friendly laws and regulations.Appreciation Market, an appreciation market is one where property values increase significantly over time, offering substantial capital gains upon sale, but rental yields may be lower, resulting in lower monthly cash flow.Key Characteristics:High Property Value Growth: Significant annual increases in property values.Lower Rental Yields: Rental income may not cover the monthly expenses, leading to lower or even negative cash flow.Higher Property Prices: Generally higher property prices, which can make it harder to achieve positive cash flow.Strong Economic Growth: Rapid economic growth, population influx, and development.Factors Contributing to Appreciation Markets:Economic Boom: Strong local economy with job growth and high-paying industries.Population Growth: Influx of people moving to the area, increasing demand for housing.Infrastructure Development: Significant investments in infrastructure, amenities, and services.Desirability: High quality of life, good schools, and attractive neighborhoods.I hope this information finds you well. 

My biggest hope with anyone that chooses to invest in our area is that they are not only doing it for the financial gain but more importantly as an investment into the community itself. 

Most properties have gained considerable value since their acquisition or refinance.

Cousin A owned a home and could sell it without paying taxes on $250k of their capital gain ($500k if married).

This will allow you to learn the ropes and minimize your risk as you gain experience.Monitor your investments: Continuously track your investments' performance, including rental income, expenses, and property value.