I have one CPA telling me it does not and the donor must pay the gift tax on any amount over $15K annual and countless blog and other online info saying that any amount over $15K goes toward the lifetime gift tax exclusion ( currently over $11 million and soon to be reduced to $3 million) The parent IS NOT interested in a 1031 exchange BTW....and I will be seeking the advise of a RE Attorney...I just want to understand why it is so unclear.Appreciate any information. 

As far as I know, it didn't affect my premiums at all.

There is so much value that needs to be restored in this town.

Your lender may require a certain amount of payments to be made on the current loan before moving to a new property.As far as properties, have you searched for any small multi-family properties like a duplex, triplex, or quad? 

As far as lending talk to a qualified investor focused mortgage broker but if you get a property with a legal basement suite you can use the rent as added income, it's much much easier for owner occupied than non owner occupied.

Having more cushion will be key.As far as the property, it is very close to the beach in Washington State.

As far as an attorney, you'll probably want to start with one in your state of residence.

Trying to find out if my figures are correct for rehabbing and renting out a single family home in the Muncie Indiana area

In normal times this would be a mild inconvenience but with the market the way it is, everyone mentioned above is so completely overwhelmed with the amount of work coming in, I'm a bit worried how long all of this will take.

Seems like it would be even more time intensive to try and find good investment properties when the market is so hot like this.