Perhaps okay for a single, but for a father with other outside activities, HD is a major interference with life.I tried to get a specific evening excluded from my shift rotations and they said no. 

7) Should I have the realtor exclude listings from the same broker?

Then you get to exclude the gifts via the annual exclusion of they fall under the amount but are gifting twice the value.

You will be able to exclude the gain up to 250k each on your owner occupied half of the property.

What I'm calculating for my results are as follows:Cash flow per year excluding property management: $10,541Cash on cash return: 27%Cap rate: 10%2% rule: 1.43%Cash flow per year including a future property manager: $7,601Cash flow per year looking only at PITI: $14,762These look good on paper, but I want to make sure my calculations are right, want to see if other people calculate these same numbers.

The HOA insurance covers the exterior of the structure excluding the roof. 

Illinois will always have a special place in my heart, but I think the state/Chicago government will be excluded from that special place.These are not yay or nay on the deal, just questions you'll want a good answer for.

Need to include the 10% for long term growth.Monthly Taxes: $338Monthly Insurance: $90To - Date CMA Price: $210,000What I'm calculating for my results are as follows:Cash flow per year excluding property management: $10,541Cash on cash return: 27%Cap rate: 10%2% rule: 1.43%Cash flow per year including a future property manager: $7,601Cash flow per year looking only at PITI: $14,762

@Michael BrunnerIf you've used it as your primary residence for at least two of the last five years, you can exclude the gain on the sale of the property from your gross income, up to $250k (or $500k of gain if married and filing jointly) under IRC § 121.

Some items, like investment securities, were exempted from the beginning, but for the most part it would be very difficult for Congress to exclude all forms of tax free like kind exchanges without having structural consequences to the tax code.It may be possible that the NAR article was saying that real estate professionals may not want to bother with these deals.