Exactly what @Mike Dymski posted - only new owners that we take on will be marketed during these times and we quickly try to get out of that date range.

That money has a due date.

By the way, the cutoff date is June 1 of each year for these changes.City & County Tax BillsMost Michigan properties receive TWO annual tax bills - one from the city and one from the county.

She messaged me saying she is signed in, but needs me to change the "due date" to the 3rd because that is when she gets paid. 

Selling before that date would still allow you to claim the exclusion.Just keep in mind that the time it was used as a rental is considered non-qualified use, so you’ll owe tax on the depreciation taken (or that could have been taken) during the rental period.

I ended up connecting with a lawyer who has handled other issues for me and she said basically I waited too late in the month to start the eviction process and to sit tight as it seemed the tenant was actually moving out, but if they weren't out by designated day, circle back to start a formal eviction.What actually happened is that the tenant moved out on the date indicated and left some trash but the unit was generally clean and left in good shape.

(Important timing note: Federal tax liens automatically expire 10 years from the date of assessment under IRC §6322. 

I work primarily with investors focused on short-term rental–friendly oceanfront properties, and something interesting has been happening here:Many of my clients are applying a modified BRRRR strategy to dated oceanfront condos — essentially:Buy older, underpriced units in established resorts → Renovate to STR-grade finishes → Rent on Airbnb/VRBO → Refinance after 12–18 months based on new income comps → Repeat with equity pull-out capital.Even though condos can be trickier with financing and HOA dynamics, the math has worked surprisingly well when:The HOA allows STR operations.Renovations target higher ADR and occupancy.The appraisal reflects short-term rental income rather than long-term leases.I’ve noticed this approach works best when you treat each condo almost like a “micro–multifamily” — tracking cash flow, management efficiency, and appreciation just like you would for a small apartment deal.Curious — has anyone else here applied the BRRRR method to condos or coastal properties instead of single-family or multifamily units?

I'm living off of cash reserves and burning through it - there is a well dry date looming on the horizon.

So pick wisely: date a lot, marry slow.