My husband and I have 3 single families here that we use as short/mid term rentals.

If your not that fond of your family then go ahead and take the risk.

Hello BP family.

. #1 - you have to explain what it is like  : "Hey i see this is your vacation property or rental property, how would you like to reduce your capital gains tax? 

Investment Info:Single-family residence buy & hold investment.

My brother-in-law has been financially successful in real estate, but to avoid family issues, my wife and I have resolved to be self-sufficient.

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 prefer one or two couples more than families and I wasn't attracting that with the twin beds.  

I am interested in 3 to 4 bedroom single family homes to flip and small to medium multifamily for buy and hold.

But I'm not entirely sure the best way to find good deals on single family homes at that price point.Or is there something else you would recommend entirely?