My friend who bought his primary residence in 2014 has his home appreciated by about 500k.

I am currently moving out of my primary house into another.

(Traditional banks don’t seem very interested in doing HELOC’s).I’ve resorted to just looking on the MLS at this point.

Can someone give me the low-down on 1031 exchange and how it can apply to a primary residence?

We owned an OOS property (Gulf Shores, Alabama) that got hit by 2 hurricanes in a short duration of time so it does happen.The primary reasons that I am a big proponent of investing local are 1) the learning opportunity that comes with self managing a property. 

Ricardo Cristobal I was living in seattle a similar primary market where the rent to value ratio a don’t make sense.

@Pat McCandless I have a primary business partner that I do 6-8 rehabs a year with.

But that could work.The problem is that you would then be converting a rental into a primary residence. 

@Josh The 500k sfh is for my future primary residence.

Not sure but as a college student I’d think it’d be tough to get into a property with only 10k, even as a primary residence.