Each year the board will let you know the tax deductibility per co-op share.

They stated that I would qualify for 85% of the new appraisal value and that it would season immediately no need. 

You will typically find rates across the board.

Even more so when your professional is not a specialist in your industry.There're some 20 tax professionals on this board, all real estate experts, and we continue to learn from each other.

But we'll have to do it by the end of the year to qualify for the exemption.

In my area in Northern Colorado, there are cities that you would not expect to qualify for USDA loans like Windsor and Wellington that you can use the nothing down USDA loan in.Beyond the VA loan to invest in multi-family you are probably looking at creative financing strategies like marketing to find sellers that are willing to do stuff like owner financing, wrap financing, subject to, lease-options/lease-purchases, installment land contracts or the like.

If you’re single you might sell that SFR and try house hacking a local fourplex, I have a couple friends that started that way as it was easier to qualify and expand. 

You might qualify for more than you thought, like me!

That rate is pretty nasty, and then also the current PM of the property, who I would prefer to keep on board, charges 10% plus first month’s rent.

It can range from $250-$400 in San Francisco but trying to get a qualified GC with crew ready and available during the same year you want to do work... good luck.