@Mary Jay @William Whitley I dont believe that you can use the exclusion because it is passed the time period.

There is a season to student rentals so if this is going to be an ongoing student rental you may  want to build in an end of season refresh period in the lease, old lease end Aug 10 , all new leases start Aug 15.  

Also, as a preventive measure in our property managment business, we started to implement checks in place to avoid this from happening in the future such as no undisclosed pets allowed, tenant is responsible for all pet related damage including odor remediation costs are billable in the lease, we charge pet fees as well and periodic inspections. 

The best outcomes I have seen, are when the buyers reach out to the property manager during the option period.

I would store the belongings safely for a reasonable period and follow legal procedures to dispose of the unclaimed property. 

And the 180 day time period make it almost impossible to get it done.If possible, you could find a builder willing to take title to the lot and you could go into contract to purchase the completed house and lot from them when completed. 

We’re financing at roughly 75% LTV with a 20-year amortization and an initial construction period at 7.75% interest, dropping to 6.63% once we transition into permanent financing. 

Many investors successfully manage this process remotely, especially if the new property management company is experienced with out-of-state owners.Once you identify a new company, here’s a general outline of the process:Review Your Current Contract – Check for termination clauses, notice periods, and any penalties or fees.Notify Your Current Manager in Writing – Provide formal notice according to your contract terms.Coordinate with Your New Manager – The new company can often assist with the transition, including collecting tenant records, keys, lease agreements, and security deposits.Communicate with Tenants – Your new manager will typically send an introduction letter to tenants explaining the change.Ensure a Smooth Handoff – Confirm that the new company gets all necessary documentation and access.It’s also wise to ask the new company about their onboarding process, how they’ll handle the transition, and how they maintain communication—especially since that’s been a major issue for you.

I left a message as I'd like to see the memorandum, and it is promising 21% returns over a 4 year period with limited shares available, and other "promises".

Get your refinance terms in writing, DSCR requirement, seasoning period, appraisal method, everything.A lot of investors are shifting to new builds because the acquisition side is so competitive.