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Not my point tho, I say that to say when you've got a CEO like that who's dialed in about what's being said about his company, or what's being promoted about his company that means he's locked in 24/7.

Why not just advertise it as a 4 bed/4 bath and promote the apartment as its own private suite? 

Ultimate goal is good cash flow to enhance retirement income.

My ultimate goal is to live in it until I can buy a second property and then backfill my first property with a tenant.

Ultimately build equity by having tenants cover mortgage.

Having said that, this is ultimately why I keep pricelabs, it gives me a structure to easily adjust prices via seasonality which I did not have before, it also continues my prices beyond the 12 month window - this helps if I forget to adjust future pricing and then the platform goes back to my default base rate kind of thing.Having said that I am no master or expert of PriceLabs. 

Don't want to pay tax on selling the rentals I unfortunately don't think they actually want to utilize the 121 to sell their existing primary and then potentially buy another one-it sounds like the goal is to ultimately continue owing that initial home which I think makes this whole plan 5x more likely to be torn apart under audit because they're trying to end up with the same property they started with.  

Ultimately after 15 yrs the mortgage has been paid down so cannot complain much.

Ultimately though, this is not about me, I'm here to help you achieve your goals.