@Emily Gowen so as you pointed out you would not have to do a 1031 exchange on your current home to avoid the capital gains tax and coupled with what Dave Foster pointed out I think, speaking from experience you would have a high likelihood of success. 

Your experience as a real estate agent, coupled with your technical expertise, makes you a strong asset to the local investment community.Your “live and flip” strategy and focus on PML partnerships sound like a smart approach to building your portfolio.

I started 2 deals with these guys within a couple weeks.They have been a nightmare to work with.

My partner and I have a couple units we manage as well in Washington DC.

Rev Proc 2008-16 does create a safe harbor for your investment intent at 2 years of investment use coupled with  some other qualifiers.  

Can you send me a couple addresses of projects that someone completed that fit your model?

I own a couple vacant lots and looking to purchase more in a small area. 2/1s in Memphis, as far as I know, are as desirable as in a bigger market.

Hey, Jaycee, I've only been running it for a couple of months now since I closed but it's been doing about $6000/month in gross rents so far, this month will very likely be closer to $4500-ish since it's by far the worst month of the year for rentals in that area. 

A couple of mine are in Mesa, one in Florence, and I just added one in Arizona City. 

A couple issues with Credit/income on paper.