But you cannot exchange from an investment property into your primary residence. 

As a result, no MiniStays account for me. 

I’ve been in similar shoes before, and let me tell you, it’s no picnic.

We've rented out some of our best investment properties (New Construction/Turnkey) to Sec 8 residents, and the rent guarantee always helps in achieving consistent cash flow each month.

This could be a game-changer for me financially in the long run.Primary Residence: I plan to live there, so I’m especially motivated to make this work and stop paying rent.Please Help!

The main problem with negative cashflow properties is this. 

Investment Info:Single-family residence buy & hold investment.

Just let me know.

Second, Texas also allows Texas homeowners to do cash-out refinance their primary residence.

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.