You need a qualified intermediary to hold your sale proceeds.

It will be extremely unlikely that you find a HML to give you 100% funding on your first deal.They will all require you to have a down payment and some skin in the game.You will also need funds for rehab because they typically reimburse you afterwards.You'll either need to save up or get private money (friends, family, etc) for the down payment.Otherwise you can always explore creative financing options like seller financed deals, etc.

Pricing is going to be all over the board depending on each company and what they have to offer.

The company will likely help us sell our home.From my vantage point, I think the reasons to sell are:- Free money from the company to sell our home (~$80k commission)- We’ve been in the home long enough to qualify for the married couple capital gains exemption and will likely take advantage of the full $500kReasons to hold and rent would be:- Keep our 2014 low-ish tax base.

It might help you to pre-qualify before you start looking for a deal to find out how much you can borrow and how long it takes to get done with the loan. 

I have been making a living at real estate since 1994 and I currently feel like there are no moves left on the "chess board" Valuations imo are reaching an extreme and risk is increasing. 

Thank you Wayne, maybe I am using the wrong word not easement but the seller said the lot is qualify to subdivide, the lot under both the zoning and subdivision ordinances, BUT HOW LONG WOULD THIS TAKE AND HOW HARD IS THIS ACTION GOING BE AND COST? 

You still may be held liable anyway if you knowingly allow them to keep a dog with a bite history.If the tenant has a guest over doing keg stands and the bust their head open or the guest trips on a skate board, slips on a banana peel, or whatever - do you want the guest to sue you or the tenant?

Mine was honorable and I've used it twice.You'll still need to qualify for the loan. 

You guys might be a little quick on the trigger here;  in many, if not most, jurisdictions an owner can pull permits/function as a GC Only on an owner occupied property, not as an investor/flipper, and usually requires the owner to retain the home for at least a year before selling/renting, to qualify for that exemption.While the OP may indeed need a new accountant, he doesn't even know what kind of license the accountant was referring to, apparently he didn't even ask.