I have a solid amount of equity but my current rate is 5% fixed @ 30 yrs.

OK thank you for the great feedback, I'd like to live in it 2yrs to avoid capital gains in case I do sell it, plus my wife will kill me if I move us again soon..maybe I'll rent the whole house out in a couple yrs.., and it has a separate mother in law/studio with kitchen, laundry & garage that will rent for $500-700/ mo while I rehab it.. much appreciated, 

And 0% capital gains for 10 yrs.

For the past 3 yrs we've sent $20 gift cards at Thanksgiving to our tenants so they can buy a turkey/pies/whatever.

I currently live in a SFH over 10 yrs (FHA loan) I am being advised to get into a conventional.

Beyond agency , i have found 30 yrs AM + 10 yrs term with Local credit union on refi

Background on me is 1 multi-fam in Boston and a vacation rental on Cape Cod - both cash flow positive since inception (almost 4 yrs).

When I was talking to lenders last week, rates were still very good, but instead of a 5yr term, 20yr am, 70% LTV, they are 5/1 ARMs (probably better since I don't have to pay a new loan fee like before, just to extend another 5 yrs), 20 yr am, and now 65% LTV.

Good question @Naomi Hanson.1031 sets a tight window to find a quality property, and Opportunity Zones lock your cash up for 10 yrs... many times those who invest in large MF that conducts a cost segregation study to greatly reduce or in some cases eliminate their tax exposure without those constraints.

Granted I have lived in very old houses since I was 10 yrs old, so have no issues with them.