Then the home was always used as a residence from time of purchase up until the last 2.5 years or so, which is NOT to be included as "non-qualified use", so the "Home" version should have 0 non-use days by the days owned, making my non-residence factor a big fat 0%, which multiplied by the gain makes my non-qualified use gain another big fat $0, meaning that my gain that is eligible for exlusion is 100%!!!!.......

Since I don't currently have the capital to purchase or arbitrage a property of my own, this allows me to start building that capital to eventually move into arbitraging properties of my own. 

I wish i could purchase the SFR at these rates.

@Bryan HarveyI’ve done 6 cash out refis on rentals to use that cash to scale up and buy more and more rentals for free (no out of pocket cash for new purchases).

You could ABSOLUTELY leverage your salon business to gain real estate clients!!!

If you cash out refinance you incur (more or less) all the lending fees associated with a financed property purchase (even though you are just refinancing the property you already own), and then you incur significant fees when you sell the property (closing costs, commissions, etc).  

Purchase a business property such as an automotive repair shop.

And more importantly to gain some experience doing this for others in case I want to take this more seriously in the future with other clients. 

Theres maybe 1 or 2 funds that will purchase loans down to 50k . hard money is an option .

Hey there,I'm almost ready to purchase a house hack and have found some good deals right off the MLS.