I would make this my primary residence for however long the loan requires. 

So to clarify the how, why and what of hard money loans, I have outlined a very simplified explanation of where we as a hard money (commercial real estate ) lender come in1.

However, smaller properties tend to have asking prices influenced by factors like local demand or future appreciation potential, not just rental income.If you're finding that the numbers from the cap rate approach are consistently coming up lower than the asking price, it may be because the market value is being driven by different factors, especially in a competitive or appreciating area.I’d recommend using comparable sales as your primary tool while keeping the income approach in the back of your mind to avoid overpaying.

HOA, no homestead exemption, because my primary residence is in PA. 

But yes, my wife and I plan on investing a du/triplex and living in one unit as a primary residence. 

Any explanation?

Most managers are on just these sites and perhaps their direct websites, but the others are realistically the primary source. 

With the exception of finding the tenants (I use an agent) I manage all maintenance aspects of the property but am coming to a point where I might want to move on and considering doing a 1031 exchange to of course avoid Cap Gains and invest in another property closer to my primary residence.

Have you established a new primary residence?

This will allow us to maintain flexibility to potentially sell the property within 24 months.This is Ashcroft’s first capital call, and while it’s regrettable to take this step, our primary focus remains safeguarding your investment.