Unfortunately you probably dont even get the section 121 exemption, certainly not 100% because she should be the owner.

5) Consider meeting with a few agents in your area even if you are just getting started!

I see so many people flipping houses while contracting out all of the work and making decent profits, even when financing the deal. 

As noted above, even though Fair Oaks is a mere 20 minutes from East Cobb, the respective markets are vastly different.

One of the books I have read suggests that I should use a separate banking account to handle all the income and expenses for one rental property, even if I do not use an LLC.

I think it's also worth mentioning that having a Plan B replacement property is also critical in mitigating the timeline risk.Even if the preferred replacement property is already under contract well before the 45-day window.There are many unforeseen circumstances that could result in a deal falling apart before closing, even if things appear to be smooth sailing from the start.

As I don't have large down payment, I am thinking to start building a portfolio with finding off market deals that have equity and do bit rehab/renovate and later get refinanace to pay off HML with a traditional lender/DSCR loan. please share any thoughts on my plan and any lending resources.NO you are not getting 100% as you have no experience, Even with experience you are not getting 100%  

We hired someone to oversee work done on a property that was out of state, and it wasn't even a rehab just a list of projects and maintenance.

By parking your profits in these designated areas, you can delay and maybe even shave off some  capital gains taxes.

Prices might go WAY WAY up even when national averages are going down or vice versa.