I am in the Tampa Florida area and we in dire need of more LTRs for incoming residents. 

Investment Info:Single-family residence other investment.

The growth of 1.6 million additional residents will require investments in infrastructure, housing and transportation, the organization added.The numbers were provided by the group’s research team with data from the North Carolina Office of State Budget and Management and the South Carolina Department of Revenue.

Quote from @Hunter Hanlon Taylor: Investment Info:Single-family residence buy & hold investment.

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

Your lease probably specifies the residents must comply with "quiet enjoyment" of the property. 

Don't grill me too hard.I own three rental properties, one is my primary residence with an apartment (5 units total between 3 properties: 1 airbnb, 2 medium term healthcare leases, and 2 long-term rentals).

If it became necessary to evict a resident for another reason, unpaid rent is usually a pretty clear lease violation.

For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

Investment Info:Single-family residence buy & hold investment.