It is important to consider the positive and negative attributes of real estate investing.

So kick some possibilities - If you rent for two years (the IRS safe harbor) and then lived in it for 3 years as a primary you'd get to exempt 60% of the gain not attributable to depreciation up to the 250/500K max.  

Just make sure to use the "class tracking" feature, which allows you to attribute a given transaction to its correct property.

I guess I will run the numbers again with a worst case scenario.I'd say if you find a thread that's an oldie but a goodie, that there is usually little to no harm done to put a fresh post in there to revive it back to the top of the forums.Having said that, you do have to realize that dollar amounts might differ drastically with a large time having elapsed since the dollar amounts were originally posted.As to plumbing unable to hold air pressure, that could be attributed to a wide variety of things, from an open faucet to all copper being stripped from the plumbing.

It appears that you have experience in the multi family business and I was wondering 1) what you would attribute your successful meetings to that enable you to have an agent present all their pocket listings to you and 2) if you are doing your deals solo or with other investors involved?  

Depreciation recapture is the portion of the gain attributable to the depreciation deductions previously allowed during the period the taxpayer owned the property.

For the most part with conforming loans, banks don't analyze the difference between a 32% and 41% DTI unless you have other risky attributes to your loan.

If you attribute a value to your time, even as low as $20/hr, it quickly adds up to make no mathematical sense.  

@Marcia MaynardI attribute the spike in water usage to an illegal tenant having moved in because usage spiked by 75% from one month to the next.

The main thing to be careful of is not charging more or appearing to charge more based on family size, family make-up, or other fair housing attributes.