New occupants will be coming soon, but in a 3 family, i have set of excellent student tenants that renewed.That said, many landlord insurance policies have exclusions for students, so I am trying to gather info on updating a policy to consider the fact that the building is only going to be 33% student occupied.  

We operate a real estate, mortgage, and property management firm dedicated exclusively to Short Term Rental Investments.

I own an Adult Family Home in Kent, Wa.

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We did not know if our proximity to Nashville would be more important because of the fact that we would be doing a short-term rental with the property for half of the year and then using the property exclusively as a rental in a few years?

Your income isn't high enough for it to make sense as a rental and the closer you get to your residence limit the greater pressure you will have to sell it before losing your exclusion in whole or part. 500k right now can make $15k per year income with zero maintenance or tenant risks. 

Here would be a reasonable case if you sold the property while getting the section 121 exclusion.

Scope of WorkThe Subcontractor agrees to perform the following work (“Scope of Work”):Detailed description of tasks and responsibilities.Exclusions: [List any exclusions here].Materials to be provided by: [Contractor/Subcontractor].Reference drawings or plans: [Attach if applicable].2.

So while moving back into it for 2 years does bring the 121 exclusion back into play, that exclusion is reduced based on the percentage of Non Qualified usage over the holding period.  

Incomes mainly over $60k for adults in areaC - Middle class.