@Patrick Irish based on what you say, the Sec 121 Exclusion and the 1031 Exchange both seem like they'd be good options for you to defer capital gains on sale of the townhouse.Sec 121 Exclusion has 3 requirements: First, Determine whether any of the automatic disqualifications apply (acquired property through 1031 exchange in last 5 years, or subject to Expat taxes)Next, meet the ownership requirement -> you owned the home for at least 24 months (2 years) out of the last 5 years leading up to the date of sale (date of the closing)Finally, meet the residence requirement -> owned the home and used it as your residence for at least 24 months (or 730 days) of the previous 5 yearsThere is no “Wiggle Room” but there is a Sec 121 “partial exclusion” for people like you that missed the residence requirement by a few months.

The seller signed a contract that MIGHT have said “if anyone that looked at the house while we have this contract ends up buying your home you owe me a commission.”  

There are some lenders that accept a first time home buyer under the DSCR program but not many 

This rich area lets them buy buildings with many homes without paying upfront and at good loan rates while also using their VA loan perks.Good luck!

I am trying to see if a home has an exterior shut off for electrical --- this is all I found.

Not saying you should do a bad deal, just that literally any property will make a huge difference in your take home pay, I'd be analyzing them differently than you would if you needed the cash flow.

Its 50/50 for me and we manage 18 homes

The unfortunate thing here is that investment properties foreclose at a higher rate than primary homes so many banks just don't want the exposure to this.

The setup: We have a second home at a lake which we enjoy when we can.

It's nerve-racking, but a rush if you can get it done and help the homeowner avoid losing their home at auction.