My understanding if you owned the home and sold, even if it was given to you, you aren't eligible.https://www.fin.gov.on.ca/en/bulletins/ltt/1_2008.htmlRequirements to qualify for the refundTo qualify for a refund: The purchaser must be at least 18 years old.The purchaser must occupy the home as their principal residence within nine months of the date of transfer.The purchaser cannot have ever owned an eligible home, or an interest in an eligible home, anywhere in the world, at any time.If the purchaser entered into an agreement of purchase and sale before December 14, 2007, the home must be a newly constructed home and the purchaser must be eligible for the Tarion New Home Warranty.If the purchaser has a spouse, the spouse cannot have owned an eligible home, or had any ownership interest in an eligible home, anywhere in the world, while he or she was the purchaser's spouse.

Your credit score does factor in, but your income is a larger part on what we are able to qualify you for. 

Furthermore, you may want to consider a qualified opportunity fund to defer the tax hit.

You're going to need some W2 income to get approved for the refinance so you'll need to get another so you can qualify for financing.

You must continue to pay the rent on time per lease agreement until the property is rented to a qualified tenant plus you will be charged for any fees associated with leasing, showing the property, etc."

Would this qualify as MFH?

I never dealt in Miami, but if Supreme Lending has an office near you, that would be a good place to start, we used them in Palm Beach county.A couple of observations though:STR’s in Miami Beach are Highly regulated, permits required, Most condo associations do Not allow them and the ones that qualify for str’s are highly priced.You are going to need at least 25% down, along with closing costs and any rehab money will most likely be out of pocket for an investment property.Many of the condos that you can do this with will be in buildings where the unit does Not qualify for traditional conventional loans, due the higher percentage of rental units verses the number of owner occupied.  

Upon her death you inherit the property at the Then current market value...no taxes on the gain if you sell shortly thereafter.You will Not assume the loan unless it is an fha or VA loan, And you qualify for the loan.

You buy a small multifamily property (2 to 4 units) which qualifies for owner-occupied residential financing similarly to a single-unit, live in one unit and rent the others, letting the others pay your mortgage and expenses, and learn as you go.

Now, in terms of what to get into, I am open to options - specifically looking for property backed crowd sourcing opportunities that would qualify as 1031 exchange.