This is all depending on your credit and income meeting the guidelines of course.

For best results shop the vendors (who can be covered by insurance/meet HOA requirements) and get several options to your HOA management company to have the board pick from.

For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

Certainly partnering with companies that have consistent replacement properties available makes sense if the properties meet your investment guidelines.  

Start by getting pre-approved for a loan, ensuring your credit score, debt-to-income ratio, and finances meet lender requirements.

I happen to be looking for gap funders myself for a number of my house flip projects in Houston, TX and finding gap funders or any kind of private money involves a lot of networking and putting myself out there to meet potential lenders.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

Listing your property there ensures visibility.Build Relationships: When agents reach out, respond quickly, highlight your property’s amenities, and showcase your flexibility to meet displaced families’ needs.Highlight Insurance-Friendly Features: Emphasize features like flexible lease terms, utilities included, and a fully furnished setup to attract insurance placements.This approach has helped me successfully market to insurance companies.

We always meet our borrowers face-to-face.

However, the concept of a virtual office is a very useful tool that provides a professional fiscal and commercial address, as well as additional services such as mail handling, meeting rooms, and phone assistance.