By paying a commission and taxes, you get more money from the property by doing a Refi. 

Figured there would be a few data points left out of the equation' that I would need to circle back with :) .There are additional units not rented at this time which could be rented to increase the income.

.✅ Rental Demand – Single-family homes tend to attract long-term tenants, while multi-family properties can provide multiple income streams but require different management approaches.If you're still getting familiar with the area or have any specific questions, I’d be happy to chat and share more insights.

I have created a lot of loss in my taxes over the last few years and now want to get a mortgage for a new primary home.

Quote from @Terra Padgett: If I had $1M to invest in real estate, I would ______.Tax Free ?

Given your situation, a property closer to Nashville might be more advantageous for short-term rentals like Airbnb, as proximity to a popular city typically attracts more guests and higher rental income.

Those are pretty decent numbers.Remember property taxes get re-evaluated every year and can go up every year AND they are kinda high relative to other states.Neighborhoods matter.

What structure would be recommended for holding personal assets and investment properties, including rentals, to optimize anonymity, asset protection, and tax benefits?

Also, consider the appreciation and tax benefits.

Once you close on your property:- You need to get a Phila tax IDhttps://www.phila.gov/services/payments-assistance-taxes/tax...- Then you need to register for a commercial activity licensehttps://www.phila.gov/services/permits-violations-licenses/g...- Once you have a commerical activity license you can finally get your rental licensehttps://www.phila.gov/services/permits-violations-licenses/g...All of the above will be done using the eClipse online portal systemIf your property is built before 1978:The system will kick back your application and you will not be able to get a rental license until you get a Lead Safe test.This is when you will hire a licensed 3rd party to come out and doing a lead test for you.