We can get a second home without putting anything down (VA loan), move into the school district we want and a much nicer home for our growing family:Current home (want to rent this out):One of the largest lots in the area 1/100 lots in an area with 1000's of properties that has navigable water which is our water, at 2.75%, 280k remaining $1650/month, rents $3000 mom will be lending 25k over 5 years at $500/mo payments, and we will use a property manager $300/mo = rental take home of $550/mo incomenew home (hypothetical estimates):$550k @ 7%, paying ~$3300/moWe will have a period of 9 months starting Dec 2024 where we would be at about -$100 where our older daughter goes to pre-k for $1150/mo and infant is in daycare for $1650/mo.

I would also seek a lender who can explain the range of loan programs available to you.

If I can turn my current home into a LLC what are the pros and cons, and can i use a conventional loan again since I'm no longer the primary.

You can easily qualify for a dscr (no tax return, no dti, no proof of income) loan, cash-out, use that equity for down-payment on other STR's.  

30-year VA Home Loan Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Typical deals like that had short-term, variable rate 3-year bridge loans.  

Where you pay in cash and then take out a loan ? 

Escrow or settlement can also vary a little bit but it's all the and a' fees that vary: CPL, deeds, HOA docs, any special lender requests, troubled payoffs, insurance documents...A $200000 purchase with $175000 loan here is general estimate :  Buyer $714  Seller $1073 Going smaller sale price won't reduce the costs much as some fees are minimum floors.

@Eric AndrekopoulosHe could also sell them and not have to worry about if the borrower is paying or not - put the funds in a deferred sales trust and invest it in something less risky (not levered at 90% which is probably what it would be seller financed) and not pay ordinary income but have it taxed at qualified dividend.There is a reason why 99% of loans are originated by banks and not by sellers.

Or is it better to wait out the seasoning period with your loan balance (I used a HELOC so no hard money lenders or balloon payments) and just refi out in 6 months?