What matters more is whether the borrower in question has the (i) time, (ii) contacts, (iii) experience, and (iv) ability to effectively communicate & package their loan request to banks & credit unions in a way that is compelling to those lenders. 

Research state-specific costs and regulations to decide what’s most cost-effective.3. 

We are now feeling stuck, already pretty far in motion with an expensive build out and also considering how pushing it will effect the relationship with the landlord.  

Louisville is fantastic for cash flow and is a safe place to start since we don't typically get caught up in the roller coaster effect of steep appreciation followed by sudden pull backs when the market isn't red hot.  

It will teach you how to effectively manage your own property giving you the tools and guidance to be able to manage a property manager down the road. 

In my experience, using a hybrid model—combining traditional realtor showings with self-guided tours—has proven to be an effective strategy.

In your case, changing the property from a rental to your primary residence constitutes a change in use.The depreciation recapture will be calculated based on the fair market value of the building at the time of conversion, not including the land value.Since you're tearing down the existing structure, the entire amount of depreciation taken over the past two years will likely be recaptured, as the building's value at conversion will effectively be zero.The recaptured amount will be taxed as ordinary income, up to a maximum rate of 25% for residential rental property (Section 1250 property).

If it won't have any effect then don't do it. 

Does anyone know when this went into effect?

If you pay cash, you don't have a payment, but effectively you are giving up an income stream if the cash had been in a bond or ETF and earning you either interest or appreciation.