So, if I know the seller will not except less then $130,000 under no circumstances and the ARV is $220,000 and it needs $25,000 in repairs but my buyer has already told me that if I can get that property for $135,000 he will take it then I am not going to risk insulting the seller or ruining this deal by offering some super low amount just because that is what the "flipping formula" tells me to offer

I was in a similar situation a year ago (except I do have other debts) and convinced the bank to do a $50K HELOC with the promise of a free extension to $100K after paying down 25K in  0% credit card debt (intro rate that will be paid off as the rate expires). 

I spoke with the realtor earlier today and he said he could get the seller to except an offer at $335 because he is going to get double commission. 

There are exceptions though.

I have rented a few homes in the past with great success, but I decided last year that my next big rental purchase would be multi family apartments, with that being said I feel that this is somewhat of an exception to that rule for me.

I have rented a few homes in the past with great success, but I decided last year that my next big rental purchase would be multi family apartments, with that being said I feel that this is somewhat of an exception to that rule for me.

However your situation is similar to the same question i am dealing with except you are dealing with the one of the other exemptions to non qualified use time listed:https://www.irs.gov/publications/p17/ch15.htmlhttps://www.irs.gov/pub/irs-pdf/p523.pdfMy Situation:1) Bought house Primary residence on 10/1/2008 in VA and moved in right away.2) Took new job assignment (assumed to be temporary for 2 years) within company 6/1/2010 requiring move to Hawaii.

I guess I could wait until 2018 when we will not be making any money (except for during my internship) and sell it then.  

They also have no real plans for the sales money except to just put it in the stock market or something.

.- for the above 3 scenarios payments must be current with no 30 day lates in the past 12 months or 60 day lates in the past 24 months (on the current mortgage or "other," credit too)What is interesting is the above only applies to 1 unit properties because 2-4 unit properties its the same as the above except the requirement is 35% equity or 65% LTV (same).