Live in each home 2+ years, sell tax-free up to $250K single / $500K married — repeat indefinitely.
IRC §121 excludes up to $250K (single) or $500K (married filing jointly) of gain on the sale of a primary residence, provided the taxpayer owned AND used the home as their primary residence for 24 of the last 60 months. Serial live-in flippers buy, renovate while occupying, sell tax-free after 2 years, and repeat. Combine with FHA 3.5% down owner-occupant financing each cycle for tiny out-of-pocket. Not subject to the material-participation limits of §1031.
Click Generate advisory deep dive for mechanics, IRC citations, a step-by-step execution plan, a worked numeric example on your profile, costs, risks, and this-week actions.
Eligible veterans buy with $0 down, no PMI, and assumable rates.
0% down in USDA-eligible areas — includes many suburban zip codes.
Neighborhood Assistance Corp of America — below-market rate, zero down.
Fannie / Freddie low-income programs — 3% down + reduced PMI.
1.25–2.25% down for enrolled tribal members — nationwide.
State / county / employer DPA — $5K–$50K forgivable or 0% deferred 2nd.
$100 total down on FHA-repossessed homes for owner-occupants.
3.5% down + rehab budget rolled into one loan — buy distressed properties.