Moving abroad but turning primary home with equity to rental.

[Account Closed]

Hello, trying to figure out some plans to move abroad and rent out my primary home. I have high equity on it and almost free and clear. I’m also in between jobs, partner is self employed but work has been intermittent over the last 3 years. I currently have cash but only enough to buy a home abroad and it leaves me little to work with to move and settle in and get the home rented. I want to keep my home as an investment property and leverage it. I considered a Heloc but the no job situation will mean I don’t qualify. Is a hard money loan or one of those real estate investment Heloc alternatives such as point or hometap a good way to get equity out now? When the property is cash flowing for Let’s say a year or two I can refinance, or sell and pay back the loan plus their share of the property value. I would do refinance or do 1031 to a better property. Is something like hometap a better option than a Heloc which would be variable interest. Also by renting out my home is it considered a commercial property then? Open to other strategies here. To achieve my goals

[Bill B.]

Yes. And if the gains are over $500k there is ZERO chance I would give up that tax exempt gain. If you’re going to stay overseas I like your idea of doing a 1031 in to a state with no income tax to also save that money while it’s a rental and if you eventually sell. 

I’m not sur what the 1031 requirements would be for a partial sale. @Dave Foster

If someone bought a house for $600k. Live there for 7 years then rend it out for 2 years and it was worth say $1.5million. What’s the math on that? How much does the 1031 have to be for with a $600k basis, $500k tax exempt 121 exclusion, $1.5mil net sales and $400k gain left over? Is it just the $400k of excluded gains, the $1mil left after the $500k tax free gain, or some other number I didn’t think of?