Hi Jonathan,Is there any rehab or value-add component to the project?

This includes defined benefit plans, 401ks, Keough plans, etc.2.

During this time government/investors/lenders will have to re-define underwriting guidelines and the rate/risk relationship to allow for Buyer's to be willing & able to purchase. 

The bank will also want a well defined answer for what you intend to do with the money. 

It would definately be better in my situation to sell the house and use the proceeds to buy better NOI rentals and not pay the huge capital gains of holding over 3 years.There is a steep learning curve with real estate investing but all these details and tax avoidance situations are also what can make it great too.

Electrical is hands down my #1 most expensive aspect of any flip AND rental, when an electrical component goes out and that sparkie says the words "and at the panel...."

In this case, it's no different from buying computer components, assembling them and selling a computer. 

Also, mortgage payments are not 100% deductible since it includes a principal component. 

You're also in commercial territory anytime there's a retail/office component mixed in with apartments (any number).

This part applies to all real property loans, and all lenders making such loans, as those terms are defined in § 591.2 of this part.§ 591.2 Definitions.For the purposes of this part, the following definitions apply:(b) Due-on-sale clause means a contract provision which authorizes the lender, at its option, to declare immediately due and payable sums secured by the lender's security instrument upon a sale of transfer of all or any part of the real property securing the loan without the lender's prior written consent.