The guys that rehab a substantial number of units continually have their own subs that work exclusively or semi exclusively for them.

They are thinking to move back in to get some exclusion, so 9 rental/20 total ownership years is 45% non qualifying use.

Message me your email and I can send you a recent newspaper article about the rental market here.

@Joe Gracyalny what @Russell Brazil said is exactly how we do our buisness as a flipper however if you have already been using an agent I would quickly check if you signed an exclusive agreement with that agent. 

I too was getting similar returns as you when exclusively fix n flipping. 

Typically, they don’t have to be “actually served”....the attorney files documentation of a “reasonable attempt/search to locate/serve them”, the services is done “by publication” in a newspaper.  

@Sanjay Aiyar, Youre absolutely right about the application of sec 121 and the primary residence exclusion for them.  

Back in the days when I started investing in real estate, I practically invested in condos exclusively.

If so, then the agent has the exclusive right to list the property and even if you find a tenant first, the agent has the right to the commissions.

I'm leaning towards a heloc and keeping it as a rental depending on how much of a cap gain exclusion you'll get with a sale.