When its sold, can the funds be use to pay off their current primary residence with a 1031 exchange, or can that money only be used towards the purchase of new properties? 

I just got a deal accepted on a residence where the current owner is moving into assisted living on July 15th.

I like to look at my personal residence as separate from my investments.

Can someone help?  I am searching for a new loan, I must refinance my primary home to get out of a horrible interest rate.  I have good credit and no debt except for this mortgage but get turned down for low income. I...

Well, this did not work out since i was getting a primary residence home loan.

I already have a HELOC on it and I am trying to raise my HELOC balance but the issue that I am running into is that the larger institutional banks are not willing to use the rental incomes from my 3 units toward my income in determining my debt to income ratio because the building is my primary residence. 

I can't say for sure (because I honestly don't know) but it seems like Wells Fargo has a special due diligence process for UT corps that are owned by non-UT residents. 

I have only purchased my primary residence, and this is a new learning experience for me.My question is - what are some of the real life pros and cons of using a Hard Money Lender over an Equity Partner?

However, I just purchased another property for myself and finance to reside in with no intention of renting that one out, needless to say these ventures have left me liquid cash poor at moment.

The gain related to a primary residance portion of the duplex is sheltered via section 121 gain exclusion.