Consider defining clear roles, ownership percentages, and responsibilities upfront, and ensure you’re protected if the partnership doesn’t work out.Since you already own properties, it might be worth consulting a CPA who specializes in real estate for advice on tax strategies specific to your situation.

That is why it is hard to get regular real estate loans on assets valued so low, the cost of the refinance makes it so you are paying higher than they can legally charge you percentage wise.

City proper has been on 5 year bear market completely unrelated to anything political, the suburbs have been adding inventory since the summer but are still very low but any measure and have actually gotten tighter the last few month, while I am open to the idea these cuts could eventually have some effect on the market, about 20% of the dc area is federal employees, let’s say the federal government cut the work force 25% which would be huge, that’s 5% of the population, but a good number of those people are either two income households where one person works in the private and/or the person being laid can go get a similar job in the provide sector l, the percentage of households who would be forced to sell thier house over this is likely in very low single digits.

We've never used percentage-based criteria, like the 70% Rule, for purchases.

Unfortunately, if you're buying with today's rates, the Airbnb world -- like the rest of the world right now -- is bifurcated into a small percentage of high-performing properties and the rest that are middling about. 

Another good thing about that is that you can do a cost segregation study based on the percentage of the house that is being rented to your house mates.

What percentage of gross revenue does an owner typically keep if they do employ a property manager?

There are short-term rental management companies that can help with that.One that I work with in Michigan covers the entire state and can advise on local short-term rental regulations or regulations that may be on the way, they can give you an analysis of the demand for short-term rentals in that area, nightly rates in that area, monthly occupancy percentage, and projected monthly income.They also let you choose the level of service you would like from them from full service to minimal.To your success!

My understanding of the capital gains exemption is that we would only be able to take a percentage  (12/20) of the $500K exemption once we live in it for another two years.  

I've heard this stat or stats like it before and while I would suspect a very high percentage of millionaires got that way through real estate and maybe 90% have used real estate in part to become a millionaire, I sincerely doubt that 90% of millionaires got to be millionaires exclusively or even predominantly through real estate.