I don't care if they are qualified or not.  

Investment Info:Single-family residence buy & hold investment.

Me and my wife currently have a primary residence (Single Family) in AZ that we acquired with a V.A loan. 

The best strategy depends on your goals, but here’s a breakdown:Selling outright would result in paying capital gains tax and depreciation recapture, but since the appreciation is minimal, the tax impact may be relatively low.Gifting the property to your son could potentially allow him to sell it with a lower tax rate, but since he hasn't used it as a primary residence, he won’t qualify for the exclusion of capital gains tax on a primary residence, and you'd need to account for gift tax implications.1031 exchange could defer taxes, but you would need to purchase a like-kind property of equal or greater value and meet all the IRS requirements.

Investment Info:Single-family residence buy & hold investment.

Investment Info:Single-family residence wholesale investment.

Based on all the books I'd been reading, this seemed like it should qualify as a "good deal" but I was not convinced it would apply to manufactured home which led me here.4.

The easiest and straight forward option would be, as you said, to sell the current residence, payoff the HELOC (or most of it) and then get back to saving with your jobs and the rental cashflow.

One of the key benefits of a DSCR loan is that it allows you to qualify based on the rental income the property is expected to generate, making it ideal for those with multiple properties or who may not have a strong personal financial profile or W2.

We’re debating whether to sell our first primary residence or keep it as a rental.