I cook my own food, can I bill myself for that and write off all my food costs? 

Another good thing about that is that you can do a cost segregation study based on the percentage of the house that is being rented to your house mates.

But you have closing costs for Refi, and sale, but in sale you get all your equity back out. 

Hey Account Closed - I highly suggest  using a renovation loan and house hacking a multi-family if that is possible with your current life circumstances.The 203k and homestyle renovation loans are just amazing products and drastically help you reduce your risk, in my opinion, because you are able to leverage the cost of the entire renovation with such a low down payment loan.We work with a lot of clients who use these products in Chicago, and no matter what, in the long term, they gain great equity.If you aren't able to house hack - the process is essentially the same, but just with more money down with hard money or conventional construction loan.

@James Boreno You’ll likely owe taxes, but don’t forget to account for your adjusted cost basis, which factors in the original purchase price, depreciation over 10 years, and any capital improvements.

Pretty reasonable cost too. 

They have carrying costs.

I paid it off within the year, so it cost me no interest. 

I also suspect inflation will drive continued migration to lower cost of living / lower tax states.  

Lastly funding developer who has 3 subdivisions going in WA DC market. these are big time deals and with our funds for the soft costs  500 k to 1 mil on each project my client is going to make  sit down  but probably over 10 million net  life changing money and well we will do good too !!