I am a licensed agent in NC, I work exclusively with investors and many people who hailed from BP, and are out of state or country.

Also, I have an exclusive preferred contractors spreadsheet I can send over!

I have never seen this particular issue audited in 20 years of working exclusively with REI investors.Passive v. non-passive losses is an entirely different issue which deals with the "real estate professional" status where you need to prove "material participation" - a much more restrictive test.

Rental dwelling policy exclusion does not cover ground water in Virginia.

It says the fungi or bacteria exclusion applies to bodily injury, property damage and also any loss, cost for testing and mitigating.Thoughts on this?

They issue protection from the time of purchase forward and there are exclusions per circumstances.Here is the latest on the issue: https://www.reviewjournal.com/business/nevada-supreme-court-rulings-favor-hoas/

It is located in an exclusive gated community with little to no single family home inventory left.

This exclusion does not apply to "property damage" caused by fire, smoke or explosion;

I have properties in Florida but live out of state.  If I use a realtor to find a tenant the standard MLS form section 6c seems to say that an additional fee (e.g., one months rent) is due to realtor if the tenant ren...

Hard to answer.If the rental space was physically part of the living area of your home, such as a spare room used rental room, the rental usage doesn’t affect your gain/loss calculations and will qualify for the full exclusion given the seller meets all other requirements If the rental space wasn’t within your living space, such a duplex with its own entrance (and kitchen and bath), or a working farm with a farmhouse on the property, then you have to take into consideration of the business use and you need to make separate gain/loss calculations for the business and residence portions of your property.