You (or the seller) will have to read the listing agreement and see if a commission is owed if you find the buyer or if there is some way to exclude this particular buyer (you) from requiring the seller to pay a commission.

Are all three sales excluded from tax under the home sale tax exclusion?

To expound, you can get the gain excluded for a personal residence for reasons of health (presume if you had to sell your house to go into an assisted living situation), relocation, and "unforeseen circumstances."

At 1200/month, you'd need to get the price into the mid-high 90's (excluding any rehab), unless there's some big upside that you're really sure about to make it worth being a bit skinny in the first few years.The 50% rule holds up under a much broader range of scenarios than the 2% rule.

not too shabby from a cash flow perspective, but your gross profit (excluding insurance, taxes, HOA, repairs, etc.. aka non-financing costs) would reduce this to less than an 8.6% CoC return.

Such occurrences have become so common that the insurers simply exclude or diminish coverage for them.

If there is no gain on the sale after the basis reduction, the taxpayer does not have to repay any of the unrepaid balance provided they sold the home to an unrelated party.Note: If a taxpayer sells to a related party they will have to repay the entire credit amount received (minus repayments if received the $7,500 version of the credit).Note: The repayment rule applies before excluding any gain under IRC § 121.

Also, excluding the repairs what % do you think would be good to deduct for expenses?

Thanks but I am looking for what I currently have, All perils (i.e. covered if not explicitly mentioned as excluded).

(excluding mortgage by equity) The instrument grants only the needed legal right to enforce the obligation and nothing more.