You’ll still need to pay tax on depreciation recapture from the period it was rented.If you sell after March 2026, you’d lose the exclusion and the entire gain would generally be taxable.Oregon doesn’t impose an extra “penalty,” but it does follow federal rules pretty closely—so you’d owe state income tax on any taxable gain that isn’t excluded federally.In short: sell before March 2026 to qualify for the exclusion, and plan for some tax on the depreciation you took while it was a rental.Perfect advice, right on the money! 

Some lenders will allow you to pay down the principal balance up to 20% of the original principal balance without triggering the penalty, others will flat out state in the note that ANY prepayment partial or full within the period specified will trigger the penalty. 

Also, be sure to understand what will happen if you need to evict during the midway point of your tenant's tenancy, meaning you will not want to have to recover a rental unit while sitting on an excessive amount of cash paid for rent by that tenant over a six-month period. 

.$900,000 appreciation if you are considering a 20% capital gains tax(or some hybrid between 15% capital gains tax and 25% depreciation recapture).With that said, if the property appreciated that much over a 4 year period, even if you lost money on cash flow, the appreciation more than made up for it.

The easy answer here: a long enough closing period to allow the seller to have the tenant removed, and an amount of forfeitable earnest money reasonable enough to compensate the seller if you fail to close for any reason beyond inspection or financing (if I was the seller I would want a year's worth of rent).

I think business exec relocating for work for an extended period of time, traveling nurse, etc.What are some platforms or places I can market my rental to target that audience?

The Tenant Buyer is on a 3 year Lease Option unless he wants some other period of time.

Have you ever gotten hit by long redemption periods in states like Kansas or Alabama?

Many leases include a five-day grace period, so end-of-month or first-day closings invite finger-pointing about who should chase rent.

The market is not appreciating at the pace it has in the past 5 years which are making deals easier to put together while having a due diligence period