quick question most traditional businesses have a executive summary. why is yours exempt?

So, check and comply with the requirements in your state.However, in most areas a landlord with one or two properties is exempt from those requirements.The thing is even if you can co-mingle, I wouldn't do it.

At least in Michigan, when you move, you longer have the homestead tax exemption that allows you to pay cheaper taxes (on your original primary).

but like Don said above in Oregon you need one for 1 to 4.. but 5 or more or industrial strip centers land  new construction all those are exempt.. its just the 1 to 4  no matter owner occ or investor. 

That said, the tax exemption on the capital gains for a personal residence is a powerful tool for growing your wealth overtime.If I were in your position, I would start by figuring out what is most important to you at this time personal happiness in your housing or investment goals). 

It is called the delayed financing exemption or the no cash out refi!

My wife and I are going for our first property ever, we're currently living in a rental and probably won't move out soon because the rent is relatively cheap, so we want to rent out our first property when we buy it.However, I'm afraid if we purchase it as a rental, we'll be losing out on the Home Buyer Plan, the capital gains exemption, Land transfer tax exemption, and who knows what else.What are the pros and cons of declaring it as a rental or owner-occupied?

From my understanding, secondary homes are not exempt from the capital gains tax, and if you are not renting it out then you cannot do a 1031.

There are different types of exemptions groups operate under.  506(c) are allowed to publicly advertise the offering, but require all investors to be accredited.  506(b) offerings are very common, but harder to find, as the operator can not market the offering.  

@Angie Schwartz holding on to it as a rental for more than 3 years costs you the most meaningful tax break in investing…the homeowner exemption for capital gains.