And then sell your current primary - take that money tax free to pay for college. 

We need inflation to trend down, but so far signals are “mixed. ” Counterintuitively, it seems wage growth has begun to outpace inflation growth, for much of the last 12 months (or has inflation merely seeped into wages?).

I currently have a tenant on a 12 month lease, that does not include an option to renew on a month to month basis.

I may be parting ways with my current provider.

We currently have a house in a stable market (not extreme pricing increases currently as some markets seem to have) in am area with military bases.

I am hoping to build relationships with current investors, allowing me from to learn the tricks of the trade and strengthen my skills as a real estate agent along the way. 

Currently, I have my primary home loan, then a HELOC that has over $200K capacity ($50K balance remaining on it, but should be paid down in the next 3-4 months), so $155K or so available to draw on my HELOC at about 12%.  

My mortgage is 3% and my current heloc is prime minus 1/2.

I rent out the downstairs 3br 1ba unit and currently live in the upstairs 1br 1ba apartment.

You would need to find a property (or properties) with a value equal to or greater than your current property, less closing fees.