I do have a few quibbles with your live for today attitude. 

This generally causes the Listing Agent to catch an immediate attitude.

Sounds like you have the right attitude . 

Try to bend and conform to the whims of the small minded, only to be left drained and frustrated.Then I got old and callous and realized that attitude would start bleeding into all aspects of my relationships if I didn't take hold and control of the 3% PITA people that were wrecking my LL experience.I just said this yesterday.

But that was a year where you could walk around with a blindfold on and stumble into a deal because of a distressed market.You seem to have a great attitude about people responding to your post.

Your attitude comes off too me as strongly as the people you complain about wanting legal advice for free.

Please readjust the attitude, we're all here to help....

(I do not care about that; what concerns me is the pervasive taking attitude among so many landlords. 

Second, if the intent is such that it would apply for capital gains tax rate it would apply at the 12 month mark not 24 months so you should probably do some more proformas to see the attractiveness of any additional discretionary return from months 13 - 24.What you're describing as your model can be easily accommodated by adopting the attitude of a buy and hold investor rather than a 24 month hold investor.  

attitude, but preferences are still a thing), move-up buyers, empty nesters, etc.I wonder if there might soon be a market for landlords that over-charge on rent in exchange for overlooking FICO scores associated with perpetually delinquent student loan debt, for folks with no other lates.