Not sure about loan LLC situation but if your investment properties are with you LLC then you can use that to count as income.

However, I am better, at relatively and enough for myself, investing in dividend growth and income. 

The method you mentioned (BRRRR) is operating on the calculated risk that the property's value will appreciate enough (after renovations) that you can pull out a comfortable amount of cash and use towards your next purchase... all while the potential rental income from the newly updated property going towards paying down your loan balance. 

Prices are high vis-a-vis incomes unless you're a Bay Area commuter.

If your all-in cost to build for below market value and you are able to place quality tenants, then you should be able to leverage the completed project in a way that allows you to pull out some of your initial investment tax deferred to fund future investments while keeping the rental income and future appreciation.I am a CPA by day and advise many developers on tax strategies.

., depreciation offsets current cash flow and defers income recognition until disposition) and so are the retirement accounts (tax paid in retirement when distributed) so the tax burden on the money you are borrowing is likely not to materialize for many years.The delta between the 9.5% interest rate and 8.3% average return on the existing retirement account would result in more funds in the account if you take out the loan.

My question is when we sale are we able to get the primary residence exclusion and not have to pay taxes on the 85k profit (100k gross-selling costs)?

That GRI does include income for cleaning, taxes etc. though normally, which is really pass through expenses for the most part.

It also provides the income or arbitrage without the risk or cost to furnish.

.#3 I would look at the average/median incomes in the zip where you are being pitched and see if that supports rent.#4 I see a lot of these deals and talk with lots of investors....going to giant investor meeting tonight in fact.