I torn that thing to shreds a long time back: https://www.biggerpockets.com/blog/2015-05-06-2rule-die-horr...The 1% rule used to mostly work as a "pre-filter rule of thumb" as you say.

I'm a licensed broker here in Ma.

I am doing it and getting 2 to 3 good leads each day. 

I recently did a short term fix and flip loan investor to investor loan for 6 months @ 5 pts and 15% interest rate. 

You just have to deal with lead base paint inspections and random rental inspections now though.

This is what the OP said:We're changing our plan for the property in 2024 and plan to rent it out for two of the summer months on a <7 day basis, but then also use it for a month ourselves.

I have a call out to my accountant as well. :)

3) You'll need a GREAT PMC, not just a good one:) S8 is a great tool, but not always the best solution.

What the IRS is concerned with is when you are doing a 1031 and want to purchase a property from a related party. 

24 dead now as of this morning.....Costs are already estimated at $250 billion, high winds returning (50-70 mph) through Wednesday.