I have a W-2 job primary and my business partner has another business.

California is one of the states that will hound you for the proof your 1031 is still valid, only a California expert could say if converting it to your primary would trigger that tax.

I think another big miss you had is not refinancing when you could have gotten a sub 3% loan as a primary.

They require enough space in the primary driveway for the ADU and primary home.  

One thing to think about is when doing heloc on primary if you want to refinance you need to get their signoff as well as your primary loan which could cause complications.  

Have had an Airbnb out of our primary residence basement for 2.5 years and bought a duplex in November after taking out a HELOC on our primary to use for the down payment and some renovations. 

You could buy a home for a primary residence, rehab it, and then sell it after living in it for 2 years as your primary residence. 

@Taylor Smith if you are looking to buy a home for yourself as a primary residence, I have a video on my YouTube channel called "The Absolute Best Way to Buy a House."

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

Here’s why Oklahoma might be a great market for you:Affordability: Properties in OKC and Tulsa are often under $200K and offer strong rent-to-price ratios.Landlord-Friendly: Simple tenant laws make managing rentals easier.Growing Economy: Job growth in energy, tech, and aerospace fuels rental demand.How to Evaluate Deals:Run the Numbers: Ensure positive cash flow, check cap rates (6–10%), and use tools like the BiggerPockets calculators.Find Deals: Network with local wholesalers or agents, and look for value-add opportunities in stable neighborhoods like Edmond (OKC) or Broken Arrow (Tulsa).Let me know if you’d like tips on analyzing properties or finding deals!