In most states (or all) hard money lenders won't lend on owner occupied properties because they fall under far more strict regulations.

These may or may not be legal some places, or there may be strict guidelines you need to follow.

One of the things that makes us so great is that we have extremely strict rules about advertising.

They are strictly business-purpose loans.

Or going strictly on the ROI?

Or, a charging order may be granted.If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

It's a strict 2-year requirement.As for strategies to avoid capital gains on the sale, if your client doesn't meet the ownership and use requirements for the Section 121 exclusion, they might explore other options such as:1031 Exchange: If the property is an investment property rather than a primary residence, your client could consider a 1031 exchange to defer capital gains tax by reinvesting the proceeds into another investment property.Installment Sale: If your client is willing to accept payments over time, they could consider structuring the sale as an installment sale, spreading the recognition of the gain over multiple tax years.Charitable Remainder Trust: If your client is charitably inclined, they could contribute the property to a charitable remainder trust, receive income from the trust for a certain period, and then have the remaining trust assets pass to charity upon their death, potentially reducing or eliminating capital gains tax.These are just a few options, and your client's specific financial situation and goals would need to be considered in determining the best approach.

I'm part of another mentoring program (Brad Sumrok) that costs about the same, although I'm at a lower level strictly for passive investors. 

Once you establish a routine and a few systems you will see it is very easy to self-manage.

Many of the managements of these resorts have pretty strict rules around use so make sure you take that into account.