we have a primary fixed loan plus an adjustable heloc.

I would not recommend BRRR until you have lived here a while and adjusted to life here and  made some connections while paying attention to what the market is doing, what is considered a good location and where the gaps are.

We will occasionally adjust down the cleaning payment to offset the cost of our inspector if they find deficiencies in quality and need to spend time improving things before the next guest.

And then adjust for the growth in prices across time OR/AND adjust for price difference across distance if going a little further out than ideal.

I had an appraisal for 1.45M back in 2022, before we put the pool in... obviously the market has adjusted since then... 

As a builder we control the cost and we can adjust to our clients budgets when possible, or provide additional turn key services as blinds, rent units, pre-rent units or let their property manager start advertising even before closing to give our clients the ability to make money right away!

Are they coaching you on improvements or pricing adjustments that could be made?

As a builder we control the cost and we can adjust to our clients budgets when possible, or provide additional turn key services as blinds, rent units, pre-rent units or let their property manager start advertising even before closing to give our clients the ability to make money right away!

This will help you determine if you're on the right track or need to make adjustments. 

The adjusted basis would be around $850,000, and selling for $1.2M would leave a $350,000 gain, which falls under the exclusion.