I completely agree with @Ashish Acharya's points about the cost-effectiveness of a HELOC and the potential credit implications if it’s secured by your primary residence.

Are there limits to the “look back” for primary home exemption?

And using the process buy a new property or properties that you also intend to hold for investment use.The issue for you might be that you purchased this property with the primary intent of selling. 

Hello all,I just closed on my primary residence with an FHA loan so I am not able to house hack since I am obligated to live in the residence for a year.

The good news is you don't need a specialty loan for a house hack, just a traditional primary home loan.

In most cases, I don't recommend renting out your primary residence especially if you have no rental experience and that is because usually your primary residence was bought without the idea of renting it out.  

Would it be safe to purchase a new fridge, deduct maybe 1/2 of cost to replace  current fridge door from the security deposit, provide receipt with explanation?

Hello BP community,Most of the builders do not offer investors opportunity to buy the lots and they claim they are only for primary residence (i;e they will sell only if you are going to live in it (example Ryan homes, Pulte homes etc..) are there any builders out there who can sell to investors for "buy to rent" in Columbus OH?

The ADU cannot be superior to the primary residence.

Purchase price: $350,000 Cash invested: $10,000 Sale price: $435,000 Primary residence converted to a rental after 2 years.