This is a single family home and was originally a primary residence before turning it into an long-term rental.Some strategies I'm considering to grow my portfolio are using a HELOC/1039 tax exchange to purchase a second investment property/multi-family property or refinancing my current investment property into a conventional loan to utilize another FHA loan for a primary residence (with the idea of eventually turning that into another long-term rental).I currently have a 7% interest rate, and am considering refinancing in the coming months if/when the rates drop.

I am new to real estate investing and thinking of starting off by doing a "house hack" via renting out the unused basement as a short term rental (AirBNB, Vrbo etc) in my single family home which is used as primary residence.

Thanks again, and wishing you continued success! 

Dan, you might want to check out the Short Term Rental forum here on Bigger Pockets too.Also, in the past week, there is some disturbing news from the city council in OC. 

@Bryan Field I have one that’s 35 minutes away and in terms of me being able to get there the distance is a factor.

Hi all,I'm a long-time lurker/listener, but this is my first post in the forums.  

All of the value would be considered long term capital gains and so I was trying to see if I could instead 1031 exchange the proceeds into an investment property which I’ll eventually move into and sell with the primary residence deduction.

It looks like reverse 1031 is better in terms of timeframe.

Using their in house lenders can help substantially with loan terms. 

They will work with the buyer to re-set the loan and terms because when they foreclose and bid the property in for their loan amount which they mostly do around here, they have to recognize the loss as a non performing loan which has a multiplier effect on their lending base.