They were already headed to FC, so in a sense they have nothing to lose...

Wish you the best.If I was you, first step is evaluating costs associated with doing MTR and comparing with potential rental income to see if it makes sense to do LTR or MTR.

I need to defer or lower our income as much as possible for my age 64.At age 64 a cost seg makes strategic sense, take the deduction now and not over 27.5 years, or 39 if commercial.

You just have to keep moving forward and trust that it will all make sense eventually.

Your answer needs to make sense, and be true.Also refi'ing your current primary into an investment loan also has the potential to be fraudulent if your family still occupies it as their primary. 

For rentals, would a single floor or two floors makes sense? 

There are several reasons why it makes sense to market to sellers instead of buyers.

The high cost of buying in SoCal just didn’t make sense when there are solid cash-flowing markets elsewhere.

Ken, You're changing the subject to something neither of us ever discussed.The only thing you claimed was that having no-debt on a SFR property makes no sense, because of your theory that the government is going to be massively raising taxes on property owners to "oppressive" levels.

Things are starting to make more sense to me the more I'm reading up on it.