Then the home was always used as a residence from time of purchase up until the last 2.5 years or so, which is NOT to be included as "non-qualified use", so the "Home" version should have 0 non-use days by the days owned, making my non-residence factor a big fat 0%, which multiplied by the gain makes my non-qualified use gain another big fat $0, meaning that my gain that is eligible for exlusion is 100%!!!!.......

If you want the best coverage in case something happens, call an independent agent and tell them you want a policy with Chubb...then be prepared to write a big fat check for that premium.As Dave Ramsey used to say, drive into any major city in the US and look at the names on the largest buildings downtown...usually either an insurance company or a bank, or both.

Stop going out to eat, make as few trips to pay less gas, cut expenses drastically.

Even if you sell at exactly the same price you paid, costs will eat up half of my down payment.Maybe you can find someone willing to give you the money on these terms. 

I think that you're correct: in this interest rate environment, small variations in costs like the ones you've mentioned can easily eat up your cashflow.

However, you will never get the value from yourself and your time (and lack of experience and knowledge) than you can with a great local resource who lives, eats, and breathes real estate sales and stats.

I'm just eating popcorn and drinkin' beer.And @FR W. there's no way you are a licensed Psychologist.

Don't eat the yellow snow.

Guests are there to do things like hike, visit museums, go out to eat, etc.

That's what happens when you read BP from their ODC hero era, when any fat ****ing retarded monkey could cash flow a property unfortunately.