There is no SST and makes it easier to house hack 3-4 unit properties and you can use that loan repeatedly while with FHA loans you can only have one at any given time.

Selling for $380k means an $80k taxable gain at long-term capital gains rates (0%, 15%, or 20%, depending on income).The $80k HELOC used for personal debts doesn’t affect your taxes.A 1031 exchange could defer taxes, but you’d need to reinvest in another investment property, not a home for your mom.

In your case, transferring the property from a revocable trust to an LLC where you and your wife are the owners should not affect the 1031 exchange, provided the LLC is a disregarded entity for tax purposes . 

It’s been stressing me out as I self manage this and my other property where it’s affecting my moods and I don’t like it and something has to change.

Implement documented repeatable processes to reduce errors and improve service levels.By being efficient, and cutting some of your costs you can hire better talent with the leftover cash. 

Enter a strong rental town with lower cost housing, fix it up nicer than most stuff in town & lease (and repeat over and over). 

It seems that there is some risk associated even if it cash flows because our names will still be on the mortgage and affecting our DTI ratio.

The way I finally found success was through repetition and then building systems as you repeat to help you scale...

How do you think the new administration will affect our sector?

The Northeast and Midwest are expected to be less affected by the oversupply compared to the Sun Belt and luxury properties.