Now when I read the IRS guidelines about personal residence exclusion, Im seeing that as long as you owned 2 of last 5 years you can get up to 500k exclusion if you are married which she is.

The only loophole would be something that is written in the guidelines of the auction stating that the offer and price agreed upon at the auction site would be good.

It also might not meet underwriting guidelines with the in law suite.

The 1% rule is honestly more of a guideline and also extremely market dependent.  

New to real estate investing, and i need to know what kind of discounts my local cash buyers are looking for so i can focus on certain types of properties instead of searching with no guidelines !

I have spent hours trying to find this magic FEMA book or guideline that will tell me exactly what the reimbursement rates are for different things like clean up, calculations on material cost and so on that adjusters use to pay out claims.

Sometimes this is similar to poker, if you're an investor there is some gambling involved. 

The city guidelines that you posted only apply to Big Bear Lake, not Big Bear City.  

@Shannon Turner DPA programs have their own set of guidelines and requirements.

We were 100% booked across all units, and even with having to charge higher cleaning fees because the Covid cleaning and linen guidelines were strict and took much longer, we were slammed full.