With the new rental becoming your primary residence for 2 years while you fix it up and then move back to your current residence the new rental would qualify for the exemption if you sold it within the 5 year period.

Also, an efficiency apartment.

However, I will be cash flow negative regardless even if I get $3700.Another comparison I checked out is the Case-Schiller SF Home price index vs the S&P over a the longest period I could find, the comparison is shown below:This is why I am concerned about letting it for rent.Separately, pver the weekend, I spoke to a few realtors and it seems like the market has been pretty sluggish, and most buyers are making offers at/below the asking price, or with contingencies.

Does anyone have advice regarding how to compile a professional, efficient financial packet to present to banks and lenders?

This gives you a chance to sub divide HVAC between units.Heat pumps are getting very efficient and very cheap.

I had the idea of trying to save money and keep the flooring in the kitchen and then I was gonna do other flooring in the the rest of the house, but then I would have 3 different types of flooring...so initially we didn't demo the floor but  then decided to replace it all so we wasted some time and efficiency here.  

I was looking into flipping some properties when I was informed by a realtor about a seasoning period or flipping rule.

If a tenant pays via credit card, they have a 90 day period to dispute the charge.

Overall I saved 2k so it is worth it, but it could run so much more efficiently!

You can have as many credit inquiries as you like in a 14 day period as long as they are MORTGAGE related.