I still need to work with traditional agents a lot of the time, however, and thus it can still be difficult to get even the best deal to stick if it’s non-traditional.

It was my primary residence since 2011 and it has currently been a rental property for the last 6 months (I moved to new construction). 

I’ve also known people that have bought and sold their primary residences here within 24-36 months and made 6 figures.

Any thoughts or rule of thumb when upgrading your primary and still stay on investment goals?

Why don't you take some pictures and put up a test ad on Zillow/Hotpads/Tulia to see if you can get high enough rent to make your primary residence cash flow?

not for home builders or folks buying a primary residence ???

IRS section 121, primary home sale capital gains exemption.....assuming they occupied the home.

Then I'll pay back the HELOC as opposed to paying a traditional mortgage.

Does that mean these were all purchased as primary residences with a conventional loans?

Hi Jeff - what about refinancing your current home into HomePossible (conventional financing), live there for one more year since you would need to occupy as a primary residence for one year past closing, and then use the FHA loan to acquire your next multi-family?