. $10k in losses will reduce the federal tax due by $1.5-2k.However, the state tax due gets lowered by a very small amount by using passive losses to offset passive income as I assume state tax rate is quite low (I live in TX, so never worried about state tax) compared to long-term capital gains rate of 15-20%.

My options are:Sell: Maximize down payment in NC, reduce debt.HELOC+Rent: Keep NJ property as an investment, rent for potential $3,300/month.I'm interested in long-term wealth building.

This partnership can provide support, reduce your time burden, and help you build a repeatable system.It's also important to clarify your real estate goals.

It does our kids the most good, placed strategically, especially if it helps reduce or eliminate debt, up until about age 34.    

We would like to obtain rental properties to generate passive income and hold via LLC (to reduce legal liability).

This rise in rates is partly aimed at controlling inflation but has also made borrowing more expensive, reducing purchasing power.Consequently, money is effectively worth less due to inflation, meaning more is needed to purchase the same goods and services as before.

Careful tenant screening, competitive rents, and proper property management can help reduce vacancy periods.

On the other hand, renting out the entire home can simplify the management process and reduce the potential for conflicts between tenants sharing common spaces. 

curbio also mentioned if the property doesn't sell , the selling price will be reduced by %2 every month. 

To compound things the unit with the STR permit is obtaining reduced revenue.