Side note: I have realized that a lot of the bigger companies tie you down to almost work full time to make it worth it. 

On the other hand, as RE agent with only rental experience and no experience as a landlord or rehabbing (my full time career is in fitness) I understand how the kitchen and bathroom looks is very important.

But I’m busy with a toddler, full time job, and soon grad school.I want to buy now bc I don’t want to pay rent and I know things are high now but who knows how long it will take to go down.

Only a small fraction of human communication is the words themselves, you just loose too much with written word sometimes. 

I'm a single parent, I have a full time job, and I'm a real estate agent.  

I am an investor looking for local BRRRR deals, but they have been hard to find since I have a busy full-time job in another industry. 

Midland has sent the original owner a paid in full letter. 

Not exactly:If you moved out in 09-14 and you move back in now, until 09-19, that year up until 09-14 drops off as it wouldn’t be within 5 years.Also, since you lost the 121 exemption in 09-17, if you moved back in for the 2 years you’d need, you wouldn’t get the full exemption.....it would be prorated based on the number of years you did occupy verses those you didn't.In your case, at 09-20, it would be about a 2/3 exemption (8 years verses 4).Also important, the 121 exclusion only applies to the Half you lived in.....the other half is treated like an investment property.You’re also going to have depreciation recapture on the other half, plus your half while it was a rental.  

I've been a full-time singer/songwriter for 7 years now.

Also enjoy sports, fishing, and flying.I am a recent graduate and work full time as a drone pilot for a utility company (enjoyed your TFR reference), have cash in the bank and no debt.