owning rental property is a pain and adding commuting time managing it yourself only adds to that. 

Clyde,Business owners seeking your type of space are going to be relatively small businesses.

This sounds like a lot of pain, but I guess you could try it with one unit to see...For the others I would rent these on a much longer term basis, such as a 6 month or 12 month minimum pursuant to standard screening checks.  

Hello BP nation.  Im currently working on two SFR flips in pooler and pt wentworth GA.  I need to get some quotes on granite counter tops.  I also need help painting, carpeting, cleaning, and general handy man work.  ...

I am looking to take leap in my business this year by seeking out private money in the form of promissory notes so that I can pursue more and better opportunities.

Welcome to BP, @James Paine!

Then refinance as soon as possible to get out of the PMI.Looking for agents is a pain.

I have gotten a really good deal on a short sale before but it was a pain in the butt and it took 3 months before the bank finally gave the final approval.

We would of course seek out the guidance and advice from other BP Indy members, especially the very successful Mullins couple from FS Houses. 

BUT real estate investors need to be careful as if you use of your lifetime exclusion, it could be painful for your own heirs.Another thing to consider - gift your parents by Dec. 31 and then gift them again Jan 1st.