Hey Justin, You sound like a prime candidate to take advantage of section 121121 qualifiers Must live in the home in the past 2 of the 5 years 24 months non consecutive required Must have owned the home for at least 2 years Only one spouse needs to meet the ownership testBoth spouses need to meet the use test Neither spouse has excluded a gain / used section 121 in the past two years Must file jointly for the 500k exclusion

The irony is most investors who form LLC's do not operate them correctly, fail to obtain appropriate types or amounts of insurance coverage, fail to understand their coverage exclusions, take short cuts and don't obtain permits, use unlicensed and uninsured vendors,  fail to execute contracts with same vendors, don't understand the mechanism of additional insured status, indemnification etc. and are actually more prone to claims and conflict with their LLC than the individual who does not own real estate in an LLC but understands these tools I mentioned.

Most also fail to understand the exclusions within an insurance policy. 

Building reserves for emergencies and creating other contingency arrangements is also a good idea.When I retired I already knew that I had more than enough to retire because I had already been living more than 10 years exclusively on my rental cash flows and building reserves for retirement.

@Mark Pruitt We almost exclusively use River Ridge Escrow in Cedar Rapids, closer Melissa.

You can also list non exclusive with agents and then if you find a tenant yourself dont pay commision. 

There seems to be three lines of thinking (they are not mutually exclusive) about how to make better than risk adjusted returns in real estate investing.1. buy and hold while price appreciation, FUTURE cash flow, and loan amortization increase the investors wealth2. market timing - load up during market recessions, liquidate during market booms3.

Can anyone verify the tax treatment as of today that a gain from owner occupant unit is applicable for Sec 121 exclusion, and a gain from rental unit is applicable for 1031 exchange?

DSCR loans are not mutually exclusive to the BRRRR strategy.

Understandable during the days of yore when all the data was exclusively held on the MLS and you needed agents to get access to reliable information.