The bigger the property, the different the agent on the commercial side.Multifamily in the 10-30 door range Ah ok, so that will usually be a traditional commercial broker.

If my primary residence has $500k HELOC, could I use it to purchase a 2nd primary residence and rent out the first one?

That's one way they make more money than a traditional rental.  

Many investors balance their primary careers with real estate, and your flexibility with four days off a week is a big advantage.

I have found a couple but they want me to insure my primary as well as the rental.

Husband and I are researching which strategy would be best for us to get into our first investment property--whether that be renting our current SFH and moving to a new primary family home, or purchasing another proper to rent or flip. 

Then using the recoup to fund my primary residence BRRRR to then fund my transition into SFR BRRRR.

This is particularly beneficial in popular tourist areas where demand for short-term lodging is high.Flexibility: Owners can choose when to rent their property, allowing them to use it personally during off-peak times.Support for Local Tourism: STRs provide a unique lodging option for tourists, helping to boost the local economy by attracting visitors who may prefer a home-like stay over traditional hotels.Diversification for Investors: STRs provide real estate investors with an additional income stream, especially if they own properties in tourist-heavy areas.Cons:Strict Regulations and Higher Fees: San Antonio recently updated its STR regulations.

but I’m starting to reconsider .Eating the Capital Gains will hurt a bit but we can apply the profit made towards some tax debt as well and then apply more $ to our primary condo out here and get relief of the PMI.OR do a 1031 .However, most people say an intermediary is necessary .I need to do research on how much someone charged for a 1031 .

For simplicity, I did not include closing costs or loan points in the purchase price numbers, but did include a fee of 10% of the sale price to cover closing costs, commissions, and minor repairs.ModelsBelow are two tables showing the IRR for the traditional rental, using a 20% down payment, and the BRRRR models using a 75% LTV loan.