[quote=bibsoconner]Thanks sdrealtor. I’d forgotten about the 2 year rule. It also reminds me that I should make some attempt to get my home improvement receipts together. As I recall, beyond the 500K cap you can avoid taxes by offsetting profit on house with money you put into it. Unfortunately, I’m not great at keeping receipts, especially for all the small stuff that ads up! And if current prices hold or increase, I’ll definitely be above 500K.

Feel free to post or PM me “good local property manager”!

Thanks![/quote]

So I had pretty good luck with urbanrealtor as a property manager. he’s exactly the kind of property manager you want. Because he’s fair and honest. But if a tenant tries to pull a fast one on you, you definitely want someone like him on your side. he’s use to dealing with pain in the ass tenants…. and in a pro-tenant state and in a world of rental moratoriums, I’d wouldn’t half ass this especially if this is your first time being a landlord.