I know the due on sale clause is unlikely to be called by the bank, but don't want to sell with even a small mortgage balance left.Seller finance is to lessen the cap gain/depr recap tax hit.

I know that TD and Better do have HELOCS for investment properties, but I believe they are based on your tax returns/income.

Tax free on the gains if your primary residence for 2 out of 5 years.  

We have a tenant in process- my property manager is telling me that he uses Turbo Tax and the lease he generates only requires his signature and the tenants.

If it is a normal 70/30 leveraged property, you may end up subject to tax on 70% of your returns anyways - so cost benefit, is that 30% tax free portion worth the high tax rates paid and additional filing fees to get tax free treatment on the 30%?

You will need to work with a tax professional to analyze your current tax situation (income, deductions, activities, etc.) as well as projected income from the fix and flip business.The benefits have to outweigh the costs (payroll costs, additional tax returns, more stringent reporting and compliance requirements, etc.).One important note - an S Corp is not an entity; it is a tax election.

I do buy and hold single families for cash flow and tax benefits.

I have been looking at factors that affect where I would like to live (weather, politics, taxes, night life, etc.) but I am guessing that these don't necessarily indicate a good financial investment.

The main reason I am starting to loose interest in med school is because of the amount of time and debt to get into it. 

The sale is in the county tax records and it is the highest sale price ever in the community by a significant amount.