tax incentives as a primary or investment property

[Ricardo Torres]

Hello!

i have 1 primary residence (Listed as my primary but I rent this place out) and 1 rental property (listed as an investment property on the loan).

My gf also has 1 primary residence which we both live in.

If our goal is to buy a primary residence where we both live and rent out her primary residence, does she have to change her primary residence to a rental property so her taxes are files correctly and would there be any tax incentives making this change as well?

Also, another question i have would anyone recommend doing the 95 conventional loan option or just using the equity from my first primary residence for the down payment?

thank you for any feedback