If you're married and have lived in your primary 2 of the last five years, you can avoid taxes on a resale up to $500k....A HELOC on your primary will carry very favorable terms...I recently got one for 97%LTV with unbeatable terms...You'll get mixed opinions here about the option to re-fi (some people are calling this BRRRR or something like that)...If you could tell a bit more about what direction you are trying to head with your investment plan I may be able to give a more informed response. 

When Im working with clients looking to buy a in an area that has good balance I typically direct them to areas on the near west and NW side. 

Is it cold calling, direct mail, open houses, google/Facebook ads etc.

If you want to hold it you may want to buy it in a self directed 401K.

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This is a pretty good step in the correct direction. 

We only own 1 duplex where we've directly encountered this same decision set.Broadly I think you've summarized your options correctly. 

I have a residential building 3 units that I want to rent directly to a business, does anyone know if I can just give them a commercial NNN lease?

Also, consider that even if your properties take little damage in a direct hit area the city will basically be out of commission for 12-24 months.

Just direct message me your contact information or call the main number on our website - nreig.com.