Basically, there's no free lunch when it comes to taxes.Depreciating property lowers your tax basis.

.- You mentioned this sale is tax free 121 exclusion, which is great, and seems like a solid start to your goal.- The townhouse you're moving into is currently a rental, but you plan to live there two years for the 121 exclusion.

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

If the answer is yes, then it's a no brainer to make minimum payments on your 2.8% interest rate mortgage, and use the funds that you would have paid extra to pay it down faster, to either invest in more real estate, the market, or anywhere else where you can get a ROI > 2.8%.If the answer is no, then feel free to aggressively pay it down as fast as possible, to become debt-free faster, and just have a large amount of money in savings or to splurge with.The bottom line is that your 2.8% mortgage is GOOD debt.

Feel free to connect directly. 

Feel free to reach out if you want to connect.

Skip the pricey coaches for now, there are plenty of free resources like here on BiggerPockets and YouTube.

Feel free to message me directly! 

The full 5 year proforma is free to give you a good look at what to expect on the deal.

OR feel free to PM and we can talk.