I noticed you mentioned nothing about that, or that you might be a registered non profit, attorney or other exempt from licensure entity and, I'm sure you pointed the borrower to New York consumer protection agencies so that they could understand their rights and protections that may be available to them against foreclosure rescue fraud....but then again...you're a fast learner.

title company will walk you through it since AZ is not an attorney closing state.just negotiate the rate of return.. do check your usury laws and make sure your not violating those.. title company wont do that for you.lender may need to be licensed but commercial non owner may be exempt I know in NV its not neither is Oregon or CA  but most states have a carve out if its a one off IE its the only loan she makes and she does not hold herself out as a lender in any means..not really complicated. 

I have seen people put their own property in an LLC, then rent their property from that LLC, and that would help some but then you would not receive your "Homestead" tax exemption here in Texas.

I'm from Florida there is tons of opportunity there and its good for business owners when you retire regarding taxes given the fact that there aren't any state taxes and the homestead exemption is literally limitless if the estate is under 1 acre.

I'm reading The Book On Managing Rental Properties and came across this in the chapter on Fair Housing under exemptions:"3.

Using your example you would Get to take the 121 exemption on 2/5ths of the gain (qualified use as primary residence) and you would pay the tax on 3/5ths (the time of unqualified use as a rental). 

If you make money and it’s not in a tax exempt account like a Roth IRA or HSA etc you have to pay taxes. 

GA has a weak homestead exemption and we have a lot of equity in home, no mortgage ie: no due on sale clause.

We will make 80k-100k profit off the house.I'm not very knowledgeable with tax information but if we sell the house post 5/20/18, is there any reason I couldn't claim the capital gains exemption?

@Brian Garrett So I can pull ONLY my cash invested out if I elect to do the delayed financing exemption but can possibly pull my cash invested + some if I wait the seasoning period and then do a cash-out refinance?