Plus I recently got a brand new calculator, wanted to see what out of state investors though the most important aspects of deciding between to similar rates cap rates in 2 varied size apartment. 

I have some YouTube videos that may help with some of your questions and always happy to have a call to dive a little deeper. 1. which development(s) tends to be the best for ROI/have the best occupancy rates? 

I've also held of holding properties in individual LLCs that are owned by one S corporation, which allows for a 60 / 40 split between ordinary income (regular tax) and dividends (capital gains tax rate).With the goal of minimizing taxation and liability protection, what would be the recommendation from more experienced people here?

My agent is currently finding best rates with Travelers.   

Looking for a house we could house hack, had an incredibly low interest rate on mortgage and house has increased in value about 42%, an estimated 180k in equity.

I financed this deal on a 30yr conventional loan and I put 11,000 down with a 6.625% interest rate.

If I purchased a home locally I’d have to ask well beyond the market rate on rent just to break even.

Normal mortgage rates are in the high 6's now, for a personal residence, and higher for an investment property. 

I’d like to refi the 3 unit if rates drop a point. 

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).