So while moving back into it for 2 years does bring the 121 exclusion back into play, that exclusion is reduced based on the percentage of Non Qualified usage over the holding period.  

You are trying to say you will use the " investors" to fund community programs, that sounds like a charity because there is no earning on the investment.  

A strong team can streamline processes and reduce headaches.Expand Knowledge: Podcasts and forums like BiggerPockets are great tools.

Stick to areas you know well; this familiarity can greatly reduce risk and boost your confidence when making purchasing decisions. 2.

Without these connections, you’re likely to spend more time and money finding reliable help.Enforcing Lease TermsProactively managing tenants and enforcing lease terms reduces the risk of evictions and other issues.

You have to earn a mentor by showing up a lot and then your mentor will appear.

Activities like tenant management, marketing, bookkeeping, inspections, overseeing contractors, and compliance tasks all count.Avoid outsourcing tasks, as this reduces eligible hours, and consider adding properties if meeting the threshold is challenging.

My lease requires professional carpet cleaning, which would cost more than $500 for a home of that size.Yes, it's reasonable to reduce the cost because she was such a long-term tenant.

Personally, I'm not interested in owning anything that doesn't cash flow at least $500 per month because there's just too many things that can go wrong in REI and I want the properties to earn their keep both in appreciation and in cash flow.

Normally, you need to earn no more than 80% of the area median income to qualify for those programs.Speak with your banker or broker and good luck!