Per https://www.irs.gov/publications/p523#en_US_2023_publink1000..., Space within the living area.If the part of your property used for business or to produce rental income is within your home, such as a room used as a home office for a business, you do not need to allocate gain on the sale of the property between the business part of the property and the part used as a home.

I did not sign up for the whole thing, but for a smaller fee, got access to the messageboards, videos and other materials.

In a scenario where we sell the property (for round numbers purposes not including fees and closing, I have rounded the numbers as is) the profit is $800k , because it has been our primary residence for the last 4 years, are we still sheltered from $500k in capital gains? 

I don't think they did anything wrong per se.

What is considered a good origination fee, because I am being charged 4.139%.  

@Spenser Finnestad read your contract, as if seller promised you it’s vacant, free and clear by closing date, maybe they can pay a fee to the lender to extend your rate lock until they can honor their side of the contract, or maybe they pay the tenants money to get out now.

Do you find their maintenance and repair fees fair or excessive?

Just write off your office space per your CPAs reccomendation, that's the only tax benefit you'd qualify for. 

@Eli JoffeTo make smart choices for your first rental in Cincinnati, look at key numbers: buy price, fix-up costs, closing costs, monthly rent, mortgage, management fees, vacancy rate, and upkeep costs.

He's seen a lot more deals and tracks them so you get the benefit of 1000s of LP reviews.What does he charge per OM/PPM?