Like maybe I could pull enough out from heloc on primary residence to pay off debt and then rent out my primary and use the extra cash to payoff heloc and then do another heloc once the original one is paid off.

I used them all as primary homes then moved and rented them out.

FHA is for sure not going to be an option for him, last option is purchasing from an investor with owner financing, or lease to own program where he will not need traditional financing. 

If you feel ambitious, you could try a BRRR strategy adding additional equity to the subject home and then taking equity out of it to pay off either the HELOC or if you decided to the refinance the primary residence. 

Primary issue I see is being priced too high for the current market by a few hundred dollars. 

Traditional residential home loan.How did you add value to the deal?

While the traditional approach involves buying a multi family property, living in one unit and renting out the other - with rising prices and interest rates; others have considered renting out bedrooms as unit spaces. 

Is there a reason why you are set on a traditional duplex? 

I have lived in Austin for almost 20 years where I own one house that has been my primary residence for four years now. 

I, like Jarrett, work a non traditional schedule.