The 2 year holding period exemption applies to your primary residence.

Take your cash and put it into property that will cash flow.I never buy on appreciation, you are betting on the next three years - but if you hold it any longer you will lose your capital gains exemption not meeting 2 of the last 5 years rule.I just bought a property earlier this month in Denver on the MLS that will gross cash-flow $800 a month with 25% down - I share that because "there are no deals in Denver".You close with $60k in potential on the backend -minus- 3-5k negative each year, higher costs to sell, (although minimal) potential rehab to resell.

Scott mentioned, many here will be talking about investor to investor type transactions, with exemptions taken full advantage of.However, hopefully you'll be as prudent as I in explaining to a few that you can't really do just anything you can dream up that you may get someone to agree to.While a MLO may not be required I always suggest investors run deals by a good one to ensure they aren't getting in over their heads so to speak.

There are exemptions in the act that allow the sale of securities without registering as a publicly traded security.

(I have a degree in RE so that exempts from me from the 2 year full time experience requirement for a broker's license)

If in city limits you will have city and county taxes.Make sure that the property you are considering buying does not have a senior exemption making taxes low or that they won an appeal that is fixing to go back up.Look for special assessments and for the city and county what the mill rate has been trending at (going up, staying flat, or decreasing and by how much each month as a percentage).The assessors could have been using low values as well the last few years but with things rising in many markets they will want to reassess to get more money flowing into the county and city coffers.Usually you can look up to sometimes 5 to 10 years worth of bills and assessments online with the county and city tax assessor websites if they are urban and suburban.If it is rural they might not have that info online.

VA program guidelines allow for the same primary residence exemption stated by Financeexaminer.

Brick houses are usually the only houses exempt from external refinishing.o Siding.

The BP answer is to avoid HOA's at all costs but board members can sometimes be reasonable and with a little bit of care could be convinced to allow an exemption.

Exemptions apply to resident owners selling their primary residence, if you're in the business of selling to tenants and financing the deals, you have different rules!!!