@Cole Starin sometimes it makes sense to sell the WORST property in your portfolio.Another option is why do a LOC on the duplex, when you could just do a $100k cashout refi to pay off all your debt AND keep the property?

For some of my homeowners - I provide them with several options 1. 

Typically, the investors I work with purchase properties in their personal names and then quit-claim the title into their LLC after the deed has been recorded.Markets like OKC, Memphis, and Little Rock offer some excellent, affordable growth opportunities, and I’d be happy to chat with you to explore these options further.

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

If they Counter, you have the same 3 options to respond. 

With a family and kids the best house hack is a house and cottage or duplex option.

I do have monthly mortgages to be paid and not having rental income to offset my negative cash flow has been a learning experience and really trying to think of what options I have to have better success at this.

Remember that if you buy 5+, typically that is going to be commercial lending and that can be tougher to sell on the exit. 

If you need an option that isn't as document heavy, a DSCR cash-out might be a viable option if it's an investment property.

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.