I've been meeting all of my goals by being very active with my listings. 

You should come to one of the Lynchburg meet ups, the next one we are touring a flip.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

A lot of private or hard money lenders won’t mind if you live in the property while you’re fixing it up, as long as you meet their terms.

I do think that meeting with a tax professional could be helpful. 

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.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Look on Facebook as well for local investment pages, you will find a lot of local investors that you can meet with. 

If you are too busy to go see a whole bunch of properties in person, meet PMs, and help with getting your first property stabilized... you may want to wait until you have more time.Not trying to be negative, just realistic. 

. :-)I agree though - get them involved in a real way (having them help write/advise/ formulate the goals) this will get into their heads faster than just plain talk.I would add this: maybe for the second 'meeting', go on a Field Trip!