If those units are in one building that will help you quite a bit; however, your excludable gain is based upon the business use percentage.

It's actually as follows:Fannie Mae is expanding the definition of reserves to include all components of the monthlyhousing expense (PITIA), including: principal and interest, hazard, flood, and mortgage insurance premiums (as applicable), real estate taxes, ground rent, special assessments, any owners’ association dues (excluding any utility charges that apply to the individualunit), any monthly cooperative corporation fee (less the pro rata share of the master utility chargesfor servicing individual units that is attributable to the borrower’s unit), and any subordinate financing payments on mortgages secured by the subject property.For properties 5-6: six months of reserves on the subject property if it is an investment property, and six months of reserves on each other financed second home or investment property.For properties 1-4: six months of reserves on the subject property if it is an investment property, and two months of reserves on each other financed second home or investment property.

Many policies are starting to limit or exclude water damage altogether, which is amazing to me since it's the most common type of home insurance claim. 

If she depreciated $40,000 of that (excluding the land), then she owes the IRS $10,000.

You can exclude 250k of GAIN if you're single and 500k if you are married.You must live there for 24 full months in the last 60 months.

I think the instructions are fairly clear:All of the gifts made during the calendar year to a donee are fully excluded under the annual exclusion if they are all gifts of present interest and they total $17,000 or less.The basic exclusion amount is lifetime - what you can give away under the annual cap each year together with what you leave upon death.The IRS keeps its options open: If the donor doesn't pay they can collect the gift tax from the donee.I think that addresses all of your concerns.

I am going to run rvms from 9am to 6pm for the next year excluding sundays and will be back with my results( I will update here monthly). 

The people that scrounge just to get the exact number needed to close are being excluded. 

In my mind the status of Accredited investor is arbitrary and excludes plenty of qualified investors from these investments and if they can qualify by taking the Series 65 and sponsors are willing to accept them - people should absolutely do it. 

This typically covers us on a monthly basis for maintenance (excluding rehabs we opt into, or startup fixes a property needs when we first buy it).Randy