Since you lived in the property from 2017 to 2023, you meet the IRS..2 of 5 yr. rule to exclude up to $250,000 of gain, or $500,000 if married filing jointly.

I know everyone's financial situation is different but I am curious if anyone has an opinion on the financial risk of not only the high deductible but switching to actual cash value and on excluding the "building ordinance and law" coverage.

𝐈𝐭'𝐬 𝐫𝐞𝐬𝐞𝐭 𝐭𝐨 𝟐𝟎𝟏𝟏 𝐥𝐞𝐯𝐞𝐥𝐬.The latest Pending Home Sales Index, (2011 = 100), just hit 71.Down 33.4% vs. 2019Down 28% from the 2021 peak (130.7)Lowest level in 30 years, excluding the brief COVID shockFor context:2011–2019 average: 105.32021 peak: fueled by 2.7% mortgage ratesToday: mortgage rates 6.1%2025 estimated sales pace: 4.1M unitsThis isn’t a minor pullback.

I’m securing short-term capital (~$40K) to finish it, stabilize under Section 8, then refinance at 65–70% LTV.ARV is supported by conservative rural comps (excluding city limits, distressed, and manufactured properties).Estimated rent is based on FY 2026 HUD 3BR FMR ($1,204), modeling at $1,200 with a $1,150 stress test.Plan:Finish renovationPre-market to voucher holdersStabilize 2–3 monthsRefiPreserve reservesRoll into Rental #2I’m here to learn from investors who’ve scaled in smaller/rural markets using conservative leverage and Section 8.

If you lived in a property for 19 years, moved out and turned the property into a rental, you should be able to exclude up to $250,000 or $500,000 of capital gain depending on your filing status.The only gain that wouldn't be eligible for exclusion is the depreciation taken on the property that it was a rental for 1.5 years.Best of luck!

This makes it the insurance carrier's job to prove that the damage was caused by an excluded peril.

If, for example, 25–40% of a $100,000 tiny home (excluding land) is reclassified into 5-year or 15-year property, that portion could potentially be written off immediately in year one, assuming you qualify and materially participate.

Everything excluding the unit you live in.

I need to be able label, bucket, exclude each of those from budgets.Reading the above I think I am going with Monarch.

You are correct that cleaning costs can typically be deducted if the unit is not returned in the same level of cleanliness as at move-in, excluding normal wear and tear.