We haven't bought or sold anything since before Covid.

I used to manage a few MH communities in Michigan and oversaw transferring of titles when our residents sold their homes. 

The second of two homes I bought when I sold the rental, I would have bought a more expensive one as the one I got was close to the university and tended to attract students which had higher turn over (though it may also be my local market).I'd also look up how to do a 1031 (I think that is what it's called, I'm not in the US) where you defer capital gains taxes on rentals by buying another within a set period of time.

Done this myself - bought and sold properties without even getting my foot in the door. 

Exit strategy and appreciation potential in a market like , PA, which is a smaller town with modest appreciation.4) is there any tools or metrics with average I can refer to to analyze this.Would love to hear thoughts from anyone familiar with similar markets or multifamily investments.

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

Or was that loan mod on a previous house that you sold at the same time you bought this house? 

I think that the HELOC is a short-term tool, as you note.

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.