I did not ask her age ) with a disabled son ( he can not talk, and needs medical attention ).

Hey Cameron,Sorry for the delay,  in math terms 6% is 1.5 times 4%.However, for tax purposes it is not that simple, for your primary residence you get a lot of tax breaks such as not paying for schools, and an exemption of the first x $'s etc.  

You can have a homestead all day long without filing a tax exemption. 

I’m about to relocate to Ocean County, NJ, specifically around the Howell/Brick area, due to my fiancé’s one-year medical residency.I’m interested in investing in a single-family home or duplex that I could live in for about one to three years, ideally within a 15-mile radius of Jersey Shore and Newark Beth Israel hospitals.

It also has 2 hospitals, one of which is adding a medical school.

By the looks of this property, it looked like these needles were being used for medical purposes.

@Connor ChanterI'm not a CPA but based on your post as long as your mom is the owner of the house in Michigan she should qualify for the $500k capital gains exemption.

I know none of this answers your question of 506(b) syndicators that I have had a good experience with, but I hope it does point out that these exemptions are typically not what is holding people back.The bigger question, and likely the one you are really getting at, how do you find the true operators, and not just the savvy marketer?  

It varies from county to county on how they handle it and some give great exemptions or a flat reduction to value. 

Some contractors are licensed but have no staff just them so they are exempt from work comp so if they injure themselves you could be on the hook.