If you refinance you are going to lose a % of your money in refinance cost to the bank and (I assume), get a higher interest rate.  

So you should at least see if the cost of refinancing makes sense for you. 

While I would love to keep it for just us, having rentals to cover the full cost of carrying the property has been great.

Can anyone verify the tax treatment as of today that a gain from owner occupant unit is applicable for Sec 121 exclusion, and a gain from rental unit is applicable for 1031 exchange?

I use RE cost seg for our clients and they really like it.

If anyone has a different opinion or insight on this that I'm missing please feel free to mention it!

There can be big costs to join this group, but if you follow the system and need a lot of mentorship, it might be worth the investment.

(Approach - 2) - He says that if he is asked to pull permits, he is not responsible for any additional work that the inspector may throw (basically more money out of my pocket on the rehab costs).

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

If you would ever like to chat about investment strategies, or market in Michigan feel free to reach out.