It went from owner occupied to rental and caused the loss of the owner-occupied exemption.

.- You bought the house through a like-kind exchange (basically swapping one investment property for another, also known as a 1031 exchange) in the past five years.You are subject to expatriate tax.If I convert the primary to an investment property and lose the exemption, can I use the 1031 exchange to shield me from paying taxes?

You usually have to be licensed and you'll need to register a private placement with an exemption such as a 506 (d).

Based on the language it seems that an individual would be exempt since it is "solely as an investment".

Good choice, altho I agree that most agents have no clue about REI I would not be too concerned about that it doesn't really matter, rather be the exemption to the rule.

If you just live in it for 4 more months you will qualify for the exemption.

Only way I have seen it done is by abusing the homeowner exemption or hiring someone with a license to supervise the work.

You can check the county tax records, if you see a homestead exemption you are in for two years.

Either way it would have to go through the SEC as an exemption or registration with all the appropriate documentation and paperwork.

According to him, there is no city exempt or safe from future VR restrictions and bans so nothing is ever guaranteed with vacation rentals and you should always keep that in mind.