Investment Info:Single-family residence buy & hold investment.

Rent out your current residence.

You can exclude up to $250,000 of gain if single or $500,000 if married filing jointly on the sale of your primary residence, as long as you’ve owned and lived in it for at least 2 out of the last 5 years.

Since this is our primary residence, how does a DST interact with the $500K capital gains exclusion?

It seems that the ordinance restricts to 60 days per year if you do not reside in the property but I am curious if anyone has found any creative ways to get around that. 

Since this is our primary residence, how does a DST interact with the $500K capital gains exclusion?

Investment Info:Single-family residence wholesale investment in Painton.

My wife and are considering purchasing a new home (living there a year and turning it to an STR - totally other topic) and I wanted to see if anyone here had any advice on turning our current home into a mid-term rent...

However my guess is a residential loan as your primary residence won't be enough to cover the entire purchase.

This part of town seems to offer more affordable options while still being relatively safe and convenient for students.The goal is to:Provide housing for our daughter and her friends starting January 2026 (spring semester).Structure the purchase as a primary residence, so we can qualify for better mortgage terms.Include myself, my husband, and my daughter on the mortgage application to strengthen our position and meet the owner-occupied requirement.Convert the property to a full rental down the road once she graduates.We think the $30,000 should cover a 5–10% down payment plus closing costs under the primary residence structure, and the property would serve as both a short-term housing solution and a long-term investment.Would love advice from the community on:Does this sound like a smart way to combine student housing with a first-time real estate investment?