BUT, who cares? 

Sounds like a tax planning opportunity for you and your tax pro.

The terms on the HELOC, if you can find one, will most likely be worse than a cash out refinance term sheet I am planning to cash-out refi as much as possible.

I other option but to make it work and there is no more a dangerous thing in this world than a mama trying to take care of her babies with nothing to lose so please help any direction is appreciated I don’t want a hand out I want an opportunity to show what I can do 

I own, am planning to retire to the East Coast with my son and two little dogs.

And plan on decades to get to financial independence.

So ask them to pre-underwrite your deal and give you a feel for what their best plan would be.

He purchases a duplex primary home this year and in 1-1.5 years he purchases a nicer larger 2-4 unit, maybe in a more desirable area – that would make sense and generally get approved with primary home financing assuming of course he was going to occupy a unit.The whole strategy he plans to employ requires a “move-up” each new purchase and he already has a SFH which causes a big hurdle in the “move-up” strategy so once again selling that would behoove him.The plan he didn’t mention which is really the only plan that will work in the short term is:Sell current primary homePurchase owner occupied 2-4 unit with 5% downPurchase additional; 2-4 units with 25% down with the remaining proceeds from sale of primaryI am happy to make an introduction to Richard if you would like to discuss further.

Just curious of what others think of this Plan B option. 

Do you plan to self fund or hardmoney/etc?