Brandon Ellis Joseph Hamaoui is a frequent contributor on the BP forums and a top notch realtor in JAX.

It is all based on fact and circumstances.Yes, classification of gain as capital or ordinary is determined property-by-property, so you can be both dealer and investor, but you will be a prime suspect for an audit.The frequent buying and selling of real estate indicates the taxpayer is engaged in the trade or business of real estate sales. 

You will notice that there are certain members frequently respond to posts that have these keywords.

Another great result is that the better the vetting a greater level of trust develops, and the transactions become more frequent and easier.

Have a ton of family in the KC area and am frequently in town on business and pleasure. 

Military personnel are frequently forced to relocate due to changes in their duty stations, making compliance with the two-year ownership and use tests difficult.A partial exclusion is available under IRC section 121(c) for taxpayers that are forced to sell their home before satisfying the two-year ownership or use requirement due to change in employment, health, or unforeseen circumstances.

Also how frequent are the incidents?

Esther, Yes, you certainly can do that, and it is done frequently.

Is there a rule of thumb frequent rehabbers use for cost per sf for these types of flooring?

The cons include higher water usage (tenants will run loads more frequently because they don't have to pay for each load) and maintenance on the machines.