To put that into perspective-she made so much money on the sale of her house that she would have to pay capital gains tax on an actual primary residence even if she was married, filing jointly.

They in fact got married on the property (5 acres) & then left within the year buying their own home.

I'm married now, which makes all of the moving much more difficult (my wife loves our current house, and would be very sad to leave!)

If you charge a different price for single moms than you do for married couples, then you could be in trouble.

However, if I'm not utilizing those percentages (5/5/5/8) it's getting really difficult to find little if any (mostly negative) cash flow on potential deals.I know the high rates are making it rough and you want to marry the property and not the rate, but if I could get some advice on what fellow BRRRRers are using for their numbers I would appreciate it, if not for anything for a reality check for what I should expect.I recently got approved for my HELOC and I'm about to take the dive so I'm trying to be as conservative as possible so when I find the right deal I can snatch it up.Thank you everyone for your help and insight on this!

You will save 16.5% of your money by sticking with FHA and even though FHA does have MIP (Monthly insurance) you can easily refinance in 6-12 months.Just like the saying "Marry the home, & Date the Mortgage" so the rate is temporary and the loan program can be flipped on the refinance from FHA to conventional.

I am in my early 30's, recently married, and will be moving down to the Arlington/Fort Worth area within the next 8 months.

I am getting married in a few months so plan to hold off for the next 90 days, but the goal is to buy another 2-3 here by year's end and then buy a lot out of state myself. 

We've been married for 6 years and have 2 small children. 

. $250k of your gain is also tax free (possibly $500k if you are married).