We will be able to get the $500k exclusion.

You’ll have to do what investors did before the Great Real Estate Crash:Evaluating 100 properties, to identify 10 to make offers on, in the hopes one seller accepts.- Yes, this takes a lot of work!

100% - AT A MINIMUM, "Flexible" cancellation is being promoted and strict cancellations are being punished.POSSIBLE - Listings that accept Pets without fees are ALSO promoted.I had 4 properties to test with.Thinking like Airbnb, I guessed the things that would make the user have the best experience is to be able to cancel and bring pets.

There are exceptions where you can potentially still get capital gain exclusion if you sell the property before living and owning the property for 2 years.Have a conversation with an accountant to see if you quality for the exception.

It’s like getting a VIP pass to an exclusive club of property success.

With that said, I've seen and listed properties higher than I thought the market would accept and still got the price or higher.

If it isn’t a property you would buy today as a rental and you can sell for a profit while taking advantage of owner occupied capital gains tax exclusion I would sell.Congrats on good 1st property purchase and the promotions! 

The lifetime estate / gift exclusion increased this year with the passing of the new tax bill.Is your mother in law above this exclusion amount?

When running numbers, do you have a fixed percentage or dollar amount you require before moving forward on a flip? Curious where different investors draw the line.

The easiest path—both for your initial purchase and for future resale—is fractional TIC financing, where each co-owner has their own loan secured only by their share and the exclusive-use rights to their unit.