It was enough of a difference that I might choose to refinance the loan.

The key occupancy requirement for FHA loans is at the time of the original purchase—usually requiring you to live in the home for at least a year.If you've met the initial FHA loan requirement of living in the property for 12 months (which you would have by November 2024), you're typically free to move out and house-hack again, even if you choose the FHA streamline option If your goal is to acquire another property in Q1 2025, refinancing via FHA streamline shouldn’t prevent that.

Kory is saying that, if i choose the REPS route this year, I cannot use my 200K passing loses in 2024 to offset the capital gain of the 3 homes i sold this year.

For me, I'm going to choose where I want to live based on factors other than the real estate market. 

Choose your path, remain committed, and with the backing of this incredible community, success is within reach. what would help every one is if you mentee's would go to the General Real Estate topic and in the drop down there is a top for RE success stories that's a great place to post ACTUAL results not just talking bout the program we all understand people get excited about RE but most never do anything so if these programs you mentioned actually bear fruit then post some there for everyone to see and gain experience with and so on.

Which would you choose and why?

Just be careful with what cities in Miami you choose to do this in

Analyze your potential cash flow, expenses, and how each option aligns with your overall investment strategy.Ultimately, choose the path that feels right for you and aligns best with your goals.

In my research I have seen that some investors choose not to utilize cap rate when determining the value of a property that has less than 4 doors.

Best of luck with whichever path you choose!