I am aware that I would have to claim a large gift tax exclusion but $300K is relatively small.3) Use a 1031 exchange to sell this property and buy an equal/greater one in AZ, where #1 son lives. 

PS: I'm sure I can great a nicer LTV but my business taxes don't show large gains on paper.

For the first time this year I am using a realtor to rent this property and she asked me for the formation documents, which I provided.

(Which is just a hallway/ staircase plus the basement where the laundry is as it is a 3-story rowhouse walkup; right now there is no HVAC at all - it is a large rehab project.)5) Are there any discounts for leasing fees usually if the agent is leasing multiple units?

It's not the same thing.If you have $130,000 in equity, I would not use any more than $65,000 on a new property and $15,000 of that should be held for reserves so you would have $50,000 for downpayment and closing costs really.Unless your rental property is new construction, you don't want to max out the equity in case of large repairs coming.

FHA vs Conventional will largely come down to your credit score, downpayment, use, income/DTI, and future plans.

Option C (selling) simplifies finances and provides a large lump sum (~$270K), but triggers significant capital gains taxes, potentially increasing Social Security taxation and Medicare premiums.

But there are options out there.Finally, rate will largely depend on credit score, LTV, DSCR score, AND most importantly PPP.

For holes in the wall (one had a large round cut out), was that the tenant's doing? 

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