Not to mention agent fees, staging, and short-term gains tax from the sale.

Is it better to buy a primary house with 5% down and stay for 2 years after which I can rent out (hoping rents increase by then) if not I can sell it and be and be exempt from taxes on capital gains.2.

They could use the tax break for gifting into someone's 529 and I wouldn't claim the money that goes straight into the kids 529. 

You can use a co-borrower just make sure they have good credit and a (2) year work history of W2 income.Try and avoid self employed co-borrowers because their tax returns typically do not show income and are full of deductions.

If you have or buying a rental/airbnb or even fix and flip.  Do you want the property in business name/LLC etc?Also if you have a business for just buying/selling land only and spend money/milage traveling to properti...

Using a 1031 Exchange we were able to defer capital gains taxes and upgrade to the VRC.

You'll pay:6% or so in RE sales commission: $20,400Payoff of a 216k loan to lenderRecoup your 40k for loan costsThat leaves 63,000Short term gains tax 40% (25,200)You net 37,800. 

@Maria De La Vega for difficult tenants I find it best to not schedule showings until they’re gone.

You've built something up to the point where you don't want to lose it, and house hacking is a phenomenal entry point with incredible tax benefits. 

Your agreements with contractor should be based on a schedule of values and when work is completed they get paid.