you say that you "were told to" get an STR for tax purposes, which seems odd, and that you only have 30-40K... and you might use HELOC money to help with the down payment, which will just put tremendous pressure on you to be profitable and support all of the debt.unless i am missing something i would back up and regroup before you buy a random STR in a random market and hope it supports all the debt you will have to have...

I find many of those residents tend to stay for long periods of time because it is so difficult to find properties that will accept their voucher.

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

We completed our ADU earlier this year at our primary residence and it has been a great cash flowing investment. 

You won't be able to get the solar credit if it is not your primary residence.

@Valentina Manzati Because financing an investment purchase is going to require at least 15% down, you're going to need to focus on a property that you can call your primary residence, meaning a 1-4 unit home you live in while renting out some of it, or a 1-4 unit home you live in for a year and then convert it to a rental.

I could sell my entire portfolio of 28 doors and pull the leverage lever OR I could sell this 14 unit and pay for something in all cash and do a lazy 1031 exchange, or do a regular 1031 which puts more pressure on the time frame. 

It will take a long time to get anything close to what you'd save on taxes selling it before your primary residence exemption is up.

While that is probably true, it would also wash out the grocery store where his food comes from and the neighborhood would look like 

Investment Info:Single-family residence fix & flip investment in Martins Ferry.