Use individual leases to reduce risk, screen tenants carefully, and set clear rules about noise and responsibilities.Good luck!

Sounds like lower non qualified / qualified ratio is the way to reduce CGs and depreciation recap.Furthermore, 1 property is owned by my elderly mother and can future reduce CGs via step-up at passing (assuming current step-up tax law)Property 1 (CA Condo $800k FMV, $450k basis, 10 year owned as 2nd home, wife+I are owner)Rent 2 year in CA (24mo rule), 1031 to WA, rent 1 year before converting to primary residence for 5 year before sale.Is qualified use years 10 (2nd residence) + 5?

Client reduced price and using Direct IRA financing.

Just focusing on reducing debt , I tutor chemistry which has been helping with finances.

The cost should be getting reduced significantly. 

Owner-occupying a small multi-family property is a smart move—you're reducing your own housing costs while building equity and generating rental income.

Are there other ways to reduce my mortgage that I am not aware of (besides refinancing)?

Increase earnings, reduce expenses, save, and invest.

This approach not only keeps tenants happy but also helps you maintain long-term cash flow by reducing turnover costs.

However, for a commercial property or a commercial residential (5+ unit) property value is based on the income approach and reducing expenses in this case by producing electricity factors into that math and very well might increase the valuation enough to make sense.