You will be able to take full advantage of this until March of 26 (which is the last time you can claim that you have lived in the property for two out of the five years preceding the sale.You do not lose the tax-free nature of the gain during the time it is rental.

Rental activity has slowed some, but I expect it will pick back up this next year. 

I moved here from Portland in 2020 to invest and now own 10+ rentals, and it’s still one of the few places where you can pick up properties in the 120–180k range that hit the 1% rule and positive cash flow day one.

It sucks to leave a house that you could have picked up, but there are a lot more.

Add lifestyle value, not just fixtures.Since you’re near two hospitals, think about what those renters specifically value:blackout shades in bedroomsa quiet, comfortable workspacea simple “starter kit” of essentials for MTR (good mattress, desk lamp, fast WiFi if you furnish)These don’t cost much but make your unit the obvious pick for a traveling nurse over a generic rental.6.

If you're generating enough leads and remain an unmotivated buyer then you can pick and choose the best of the best.

Pick one path to focus first so you build momentum: either 1) agent-income engine or 2) investor-ops.

I know its odd to come into a new field with a niche already picked, but my family owns a property management company and a 180 unit complex that they run.

So, owners mistakenly think price is the only differentiator – and look for a PMC like they’d shop for groceries☹We encourage you to learn from the mistakes of others by reading posts here on BiggerPockets from owners that picked a PMC solely by price and regretted it.We recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Even if someone gives you a referral, do NOT make the mistake of assuming that just because a PMC met their expectations, they’ll meet your expectations.

I go to a used appliance store , I pick up a used washer for $250 with a 30 day warranty , they have lasted me years