300k purchase + 10-15k closing + 80k remodel + 5k for refinance costs. 80k remodel number I got from my father who is a general contractor in the area. 500k ARV x .80% refi (because it would be my primary residence) = 400k minus 15k closing, 80k remodel, 5k refi cost = 300k my original purchase price.

Maybe you're in limbo renting for a year while the primary residence gets built.

If the duplex sells for $500K and you exchange into a duplex in LA for $1 mil then you could use 50% of it as your primary residence.- Do I qualify for for a section 121 exclusion sense I lived on the property for the first 2 years of ownership?

I currently own my primary residence and have about 60k in equity.

HOWEVER, it's primary appeal is affordability rather than being a great or cool place to live.

@Jack SeidenGreat question: I am 60/40 stocks and real estate right now, excluding my primary (my investment in BiggerPockets as a private business). 

i think selling to other investors would solve some of this, as i believe the same rules do not apply to rentals as to primary residences. 

If it is a primary residence it gets resolved fast, however when is an investment property it is a real pain to get them out. 

Assumption by an EntityUnfortunately, assuming a VA loan directly through a legal entity (such as an LLC, corporation, or trust) is typically not allowed because:Primary Residence Requirement: VA loans are designed for owner-occupied properties, meaning the assuming borrower must intend to live in the property as their primary residence.Credit Review: The VA and lender require the assuming party to undergo a personal credit and income review to ensure repayment ability, which entities cannot satisfy.3.

I bought it about 9 years ago as a primary residence, which keeps my taxes low.