I want to buy a home and prefer to keep my current primary residence as a rental. 

One of the biggest reasons I prefer real estate is that the rent payments are much higher than dividends in stocks.

I personally prefer using a HELOC for the purchase and rehab as HELOC's usually have no to very little closing costs and you can borrow the exact amount you need exactly when you need it. 

Then contact whatever bank you wanted to use to refinance with (personally I prefer my local one where I keep my money but not everyone keeps theirs locally) and find out approximately what the new interest rate would be.

If you don't see any regulations listed on the web site or in the HOA rules, I would contact the town office or HOA and ask them what the rules are regarding short-term rentals, and preferably do it via email so it's documented.Mike

Include as much financial documentation as your client feels comfortable - credit report, W-2, proof of funds, etc. so that the seller/seller's agent can rest assured that it will be an easy deal for the lenders to underwrite.State the following (if they apply): Purchaser does NOT need to sell a home in order to purchase; your trusted and preferred team of lenders, title company, attorney, etc. are working with your client to insure a smooth closing; Your purchaser is flexible on closing date so they don't mind if the seller needs to close quickly, need some time to move out OR would require as post-close possession.Selling a house that needs updates- Price to sell.

They are all good tenants and prefer to keep them than increase the rent and potentially get hard-to-work with tenants. 

I'd prefer it as a vacation rentalMonthly holding costs would be high (taxes are nuts in NH) Would easily appraise over construction price based on area and current marketIdeally would hold for 2-3 yearsNot sure how I should be looking at this.

Highly recommend a reverse 1031 which I prefer so there is never a time crunch to complete a deal

Personally, I'd prefer tenants not hook up appliances to the gas and water lines in my units.