These tenants have been living there for over 3 years. 

I would live in it for the next year while renovating it to be ready for STR once I leave the area. 

My thought was to refi one of them and use those funds as a downpayment for a townhome (daughter going to university) and rent a room and my daughter live in the other.

What’s your current living situation?

Keep in mind at least 58 million people live in one of these states.

Building on what's been said so far, STR is hard in Philly, and hard in general right now with the market and platform fees, etc.You owning the property and living in one of the units gives you both more flexibility and more oversight over the other 2 units to experiment.Assuming you've gone through the regulatory hurdles, you should rent one as a long-term rental. 

First, do NOT take a heloc out on your current home unless you are planning on living there for another year.

Easy living, comfortable furniture.

I lived in my home in South Carolina as my principal residence for all of the last 10 yrs, moved, then sold with owner-financing. 3.5 yrs later after sale, the buyer re-sells the home and sends me full loan payoff.

How would I divide the unit I live in between myself and the roommate for tax purposes?