And the refinance is not a taxable event.

This also helps with asset protection, monthly bookkeeping and annual tax return preparation. 

 $250,000 capital gain per spouse is not taxable.  

Ensure the buyer provides a non-refundable earnest deposit.3.

We rotate locks through our rentals, with a period of non-use for each lock.  

It balances stability with potential for appreciation, especially if you find a reliable tenant.On the other hand, for investors with time, experience, and a willingness to take on higher risk, active strategies like value-add projects or flipping might yield quicker returns but require deeper involvement.

Property prices are lower compared to larger cities, offering the potential for higher returns, while the demand for rentals remains steady thanks to a large student population and growing workforce.

@Jon LatorreWhat kind of annual rental yields do you get in a non-Covid world?

Some that may be higher returns but require more focus/effort from you and then some more hands strategies that can offset what you are doing but are lower risk, more steady returns. 

If credit scores are fine, and you are just new to the work sector, then I would suggest doing a conventional loan with a strong income "non-occupying coborrower".