But since they qualify for the sec 121 exclusion having lived in the property for 2 out of the previous 5 years. 

IN PA we have Exclusive and Non Exclusive Buyer Contracts. 

Our focus in exclusively on the operational needs of property management.

Also, you mentioned "emergencies" (including holidays, new cars etc?).

Create valuable real estate investing resources or exclusive content.

Does it still qualify for the exclusion? 

Most tax accountants don't exclusively focus on real estate tax, so they may lack the in-depth knowledge that a CPA specializing in this area would have.

I work almost exclusively with out of state investors and the number one thing I'll talk about is the risks.

I believe the insurance is for issues that are NOT known at the time of sale. well without reading all the exclusions no way to really know.. you excluded something that was known.. this HOA is after the fact and was not known at least the way I read it..

While quality work is not mutually exclusive to adding more features to a property, I have seen a lit of flippers houses that seem to do just that: add a hot tub, but can't seem to mount a toilet securely to the floor, or leave the 20 yr old furnace.