There are a lot of PMCs out there, and most are not great. 

Great work!! 

Any information is greatly appreciated!

Then I would seek a legal consultation from a real estate attorney to assist in evicting them if they will not leave (we have a few great attorneys we work with in the area). 

.- You mentioned this sale is tax free 121 exclusion, which is great, and seems like a solid start to your goal.- The townhouse you're moving into is currently a rental, but you plan to live there two years for the 121 exclusion.

So any extra pointers or tips , books, would be great guys I would love to connect and build relationships!

Regardless, guy did a great job so not going to complain about order of operations, but I am in a bit of pickle. 

Would be great to network when you're in town.  

Someone with $10M in the bank in cash just needs to put a lot of money to work and time value and tax write off is more interesting to them than a hungry investor in their 20s that has never found a deal.Honestly, books are great, but they are about as "boiler plate" as you can get as I'm sure you're discovering.

You can find some 2 units under or around $250K but they have been sitting on the market for over 150 days which tells you its not a great deal if it were an investor woud have already purchased it 4 month ago.