@Logan Reinard Could be a good opportunity if the zoning would permit it and you want to be a landlord, but I wouldn’t count on your monthly payments going down because you probably won’t be able to get a 30 year fixed commercial loan.

and when you say appliances does HVAC units count or is it the standard fridge stove etc?

Example: Sub-Market, Unit Count, Purchase Price, Returns, Asset Class, etc. 

If you don't understand and exploit market cycles, you are counting on pure luck to build wealth.

Back to my two options - [1] conduct a 1031 exchange (not a huge amount and there are fees but every dollar counts) or [2] use the proceeds to pay down an existing Line of Credit running at 7%.

Spent a little more than I should have, but I am counting it up to the cost of education. 

Someone probably told you that your rental income can't be "counted" until it is on two years of tax returns.

Count me in.

All the lenders I've spoken with, 16 and counting, require a 6 month seasoning period to use the current appraisal value of the home. 

What is bed count is normal for that neighborhood?