Broker participants and their agents must input exclusive right to sell or exclusive agency listings on one to four unit residential property and vacant residential lots located within the service area of the MLS within 72 hours (with no exceptions for weekends, holidays and postal holidays) after all necessary signatures of seller(s) have been obtained on the listing (7.5) or they will be fined.

Also if you'd like to meet I'm local in the area too and invest exclusively in the NW.Cheers, Bishop

I assume this was not your primary residence since you could just do a 122 exclusion?

UNLESSYou qualify for one of the IRS exemptions (the move from the home was related to a change in employment, health, rare unforeseen circumstances)If you qualified for an exemption- it would just be a prorated amount of gain exclusion 6 months would be a 25% exclusion 12 months would be a 50% exclusion

They are not mutually exclusive.  

Cash on cash includes your debt service (NOI is exclusive of debt service)What you should do is run a levered IRR to determine your rate of return on your $ you have invested.

I thought I had “Builder’s Risk” coverage…Even if you have the appropriate coverage for a property undergoing renovation, the reason for these exclusions is to avoid an overlap of coverages.

The latter accounting for exclusion of selling costs.

But it lets you sit down with the acquisitions teams, potentially with other operating teams to start to learn how they view assumptions that are being input into the model.And if you aren't exclusively limited to multifamily, find the large office, industrial, retail or hotel operators and do the same thing.

At my firm we exclusively use Quickbooks Online and we have developed templates that make Quickbooks very real estate friendly.