I recently picked one up for a client on Cap Hill that will cash flow positive even with him living in one unit (rare, special circumstances on that one but even if you’re just offsetting some of your living expenses it will be so much better than renting).

If it is up at the end of April, do not let her extend her stay under any circumstances and watch out for anyone booking it for 30 days as she may try to rent it under someone else's name.

Usually after walking through the property he is able to give me a good ball park figure of what the renovation should cost barring unforeseen issues.

Your two kids (and counting) are counting on you to rise above the circumstances you created and do better.

I believe that the knowledge and experiences shared in this community will be invaluable, and I am eager to learn from all of you.I would greatly appreciate the opportunity to connect with fellow investors, especially those in the Vancouver area or anyone who started their journey in similar circumstances.

You might need to flip this to a "flip" or "renovation" loan depending upon the circumstance. 

Here, having a pool is never negative or neutral but you can be successful without one in certain circumstances. 

When done well, giving a cash incentive to leave voluntarily will still cost you some money, but it may be faster, easier and may avoid property damage repair costs that sometimes are incurred when circumstances result in apathetic or hostile tenants.

If she sells the property before that date, she would not qualify for the full exclusion unless she meets certain exceptions such as unforeseen circumstances like job loss, health issues, or other qualifying reasons outlined in IRS Publication 523.Regarding prorating the exclusion, unfortunately, there's no provision in the tax code for prorating the exclusion based on partial years of ownership or residence.

Now, there are unusual circumstances in which using a HELOC, or any personal loan, to pay down mortgage principal can be financially beneficial.