Single family, multi, short term, long term, etc?

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 have $30k of stock options losses this year (multiple bad trades in a row lmao after making 35k last year off options and sadly paying a lot of tax that cant be carried forward to this years losses).

That might help me and others find ideal options for you.

Basically if the interest, taxes and insurance (ITI) is equal to rents it qualifies instead of having to qualify rents against a full PITI (principal, Interest, taxes & Insurance).There are also some DSCR options that can use the STR like VRBO which tend to be much higher then the LTR - long term rents.

If I house hack, budget expands due to financing upsides with an fha or new 5% option with Fannie Mae.

The payments typically are 1-3 years (but there's no real standard) and don't have additional interest added.Asking price: $280 Million (different currency than USD)Last year's asking price $250 Million (we assume the price increase is because of inflation)The owner doesn't seem in a hurry to sell and when we asked if he'd negotiate last year at $250 million he said no.I'd like to offer the following 3 options to see if any of these work for him:Option 1: 250 Million upfront Option 2:140 Million upfront130 Million in 6 months.

If you are OK not leaving the balance left over to your family, This is a very good tax efficient option that can aid a cause you care about.  

I am not talking about a home inspection which usually says "get a professional opinion" which is what you should have gotten to start with.The other option is to join a local REIG and see if you can walk a few properties with members that are doing them and compare notes. 

By default, a multi-member LLC is taxed as a partnership, meaning that profits and losses flow through to the individual members' tax returns.