If you’ve ever though of retiring outside of California that could be the ideal place to buy a “nicer” property that someday may work better as a primary than a rental.

I don't think we stop here, I would not bat an eye at 5% re-surfacing and 30-year FRM being near 8% for primary by EOY, maybe shortly thereafter.As supply increases, and rates increase, this is going to force a correction.

Looking into buying a new primary home.

can someone describe to me what velocity banking is? all the videos I watch don't seem to make sense to me. I love the idea of owning real estate free and clear.

My guess is they will have a very good, logical explanation on how things 'went down' with your taxes.  

Purchase price: $191,000 Was my primary home, kept it and bought another.

We have a flip that we completed and like so much that we are considering moving into it for a personal residence and refinancing it to a primary.

@Samuel MartinTry get another primary/second home if possible.If not, find a great deal and get a partner to expand your borrowing capacity.The way I scaled with no money was hustling to find the best deals and then get a partner/investor to jump in with me. 

Not sure why you would refinance a lower interest primary loan into a higher interest DCSR loan.

I'd also modify the lease such that he is the primary resident and if he goes, then she does as well.