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. 

We plan to buy a single family in a very expensive town - Wellesley in MA and sell our current residence.

: 3 properties in TX acquired before marriage, recent 1031 exchanges on 2 of these properties but kept them in my name in order to keep it simple and not upset the QI, my wife and I have setup a trust and retitled our primary residence but the TX properties are still in my name and not in any trust, all that I've found on the subject (outside of this thread) is to wait 2-3 years after the 1031 so that the TX properties are 'old and cold' and then retitle them into the trust.

When I bought a house about 12 years ago for my primary residence, I probably looked at 300 houses before I purchased one.

I own a home currently and it is my primary residence. 

I saw your site and if we were bigger time investors you would be a good fit.We only have a few single family residences.