We are now doing short term rentals but we're thinking about changing to a small wedding venue. 

You typically need up to two years of stable employment before a bank will loan to you.

This allows for deferral of capital gains taxes until December 31, 2026, with potential reductions in the taxable amount if held long-term.

Hi David, If building long-term equity and scaling quickly are priorities, then option 2 aligns better for you. 

Remember, commissions are always negotiable, so you can find the right agent and agree to terms that fit your needs.

Use tools like the VA loan for house hacking and your Basic Allowance for Housing (BAH) to cover living costs while building equity.

This is my first section 8, but been doing other long terms for awhile but starting to see a real opportunity in voucher housing with the back log of qualified people waiting for housing. 

Tenants are stable long term residents, and property is located in a desirable school district.

It may or may not show on a credit report, depends on the servicing and you should have the loan serviced.Failure to include the debt on a future loan application is mortgage fraud, wanna go to jail?

Personally If you like your current residence and hope to stay there long term I would forgo major improvements on my primary and use all investment savings to make you more money and cash flow.