And, as it relates to your plan, you probably know the optics of your market better than I, but I find that five unit properties are often slightly less desirable than four unit properties, simply because buyers can no longer use conventional financing for five units.

My credit is currently not the best so I can't re-finance through a conventional means .

. - Conventional purchase with 20% down using a HELOC: Current cashflow from the SF could cover a big portion of the HELOC payment, but this starts to feel risky from a cashflow and funds available for rehab.- Conventional and move there/rent out my primary: Certainly the best option, but a hard no from my S.O.'

We're happy to sit on them or sell out, pull out our equity and move on and up.Technically they are two 4plexes, so they *could* be purchased with 2 conventional loans - however the appraisal would have to be based on the income method.

Technically they are 2 four families, so they *could* be purchased with 2 conventional loans - however the appraisal would have to be based on the income method.

There are ways to conduct a one-time restoration of benefits, or to restore benefits, but those require you to refinance the existing mortgage into a conventional loan, or no longer own the home, so they probably aren't worth it with your current scenario. 

Last question should i switch from a FHA loan to Conventional Loan?  

The rules are the same regardless of whether your heirs inherit a conventional IRA with stocks and mutual funds or a self-directed 401k with properties, trust deeds, and any other alternative assets in it.Consult with your CPA about tax implications for an inherited IRA.  

A good loan servicing agreement should address the customary risks, paying obligations such as taxes and insurance, but also have an understanding of just what the servicer will do in the event when non-conventional issues arise.An example would be when a borrower has repairs made to the property (or does them) and they have little equity.

If there was one that I liked for a long term rental, I’d keep that one instead of selling and put a good conventional mortgage on that.