Or would you wait and try to find a good combination unit to live in / rent out, but possibly face +1 to +2% interest rates.There seem to be a few locations where I might be able to roughly breakeven if I move out 1-2 years from now and rent it out, but they are in suburban areas that far from DC, and as a single guy in his late 30's, it concerns me that I'd end up being a hermit.How would you balance lifestyle vs. investing at this point? 

If it sells after that, she only gets the $250K single exclusion.Is this correct??

But I have heard that rarely happens as long as you have a good payment history.From a tax perspective (again, not the expert here and could be wrong)....I believe that you will need to file a separate return for your LLC, even if you are a single-member LLC. 

Every single situation will be different for each person.

Even with the single bathroom, I'm confident I could get corporate & business clients because of the location.

We invest in single family homes with 3+ bed and 2+ bath on the west side of SF and we are always looking. 

The last deal was a single family unit.

So my new proposal to her is to start out with a cheaper single family home ($26000) to get our feet wet and learn more about how it works before getting into higher priced multifamily properties.

Single families / multi’s section 8 ?

You still get high cash flow but you don't have to go through an all out war every single day.