I personally balance being a traditional agent (30% of my time) with being a scout for deals on behalf of my investor clients (60%) through my lead generation machine (www.webuyhousessea.com) and the final 10% is allocated to my own personal investments which may or may not be found through my aforementioned 90%.All "agent" work is treated as personal income.

Lots of poorly treated and agitated dogs everywhere.

I meant what you reworded (better than I) which is why I attempted to include the idea of the new occupant being treated like a occupant when I said "Buyer/Occupant".

If it was 24 months of the last 60 months before sale, then they can treat it as a primary residence and exclude the gain up to 500k.

I can treat the HELOC money as my personal investment rather than borrowed funds and get a consistent figure to compare, but I am wondering how everyone else might analyze the deals and asking if there is a better way.Thanks for the response!

Question on entities: We are set up as an LLC and have elected to be treated as a partnership for tax purposes.

Even if they do, the game would be entirely different and they would qualify us for a loan that will be more treated like commercial rather than residential.

If there are concerns about about the property being destroyed, include "safety" inspections throughout the duration of a lease agreement to stay on top of how the home is being treated.

My treat.

Some investors treat the 1031 Exchange as a transactional tool.