And to one of the options you mentioned, you have the ability to leverage yourself in a very favorable position w/ low money out of pocket and have a portion of mortgage paid by a tenant(s) while your home continues to appreciate.

And I expected terms to be less-than-favorable the first time around.Did you actually apply for a loan from anyone or you just made a few preliminary phone calls?

I'd like to think that $45000 in gain can count count as long term capital gain and be subject to the more favorable rate. 

- at least he did us that favor)-His friends broke in (smashed a sliding glass door), ransacked the place of the weed, equipment, and whatever else they could find to clear the evidence (and keep their loot). 

There are also your national portfolio lenders but I would say the community banks terms are going to be a bit more favorable. 

I have not been a homeowner before, but from what I’ve seen, Texas provides a much more favorable cost-of-living standard from what I’m used too and more attractive real estate market.

She needs help understanding if/how she can avoid/reduce capital gains and how renting could financially work in her favor over time.

We're in the middle of a pandemic and putting someone out on their rear-end is probably not a favorable outcome for anyone.As a buyer you need to do your due diligence to find out the details above.

It seems like there were more in favor of making a good first impression.

If perhaps, the 30 yr fixed choice was in 3.7%-4.5% range, the decision would be skewed more in favor to the 10 year ARM rate.While you make great money now and see it only going upwards from here, there are always a number of factors that can both negatively and positively affect that.