However as Texas only allows a HELOC on your Primary Residence, I don’t want to lose this facility if I move to a new place (and I want to comply with the rules!).

The problem is the equal or greater value rule with 1031.

This injunction temporarily halts the enforcement of the CTA and its reporting rule, including the January 1, 2025, BOI reporting deadline.

And if you’re listing the house online, try platforms like LoopNet or local Facebook groups for real estate or community housing.Just make sure to do your homework and ask for references, check their track record, and make sure they’re following any local zoning or licensing rules.

The rules are the same for everyone.

I can definitely tell you there's still a lot of positive cash flowing and 1% rule deals and you get amazing appreciation.

These rules have increased risks by making it difficult to get rid of poor tenants that pay their rent.

Tax on Appreciation is deferred and can be put off indefinitely with current rules.  

I just was giving a rule of thumb (framing was what I was bringing into the convo adding sf/adding bed/bath etc. without stating framing).

 I think just a general rule of thumb is if you don't have experience, I'm talking years + and hours + in this field.