Investment Info:Single-family residence buy & hold investment.

I agree that Class C is definitely not the way to go unless you are just going to flip the properties to home buyers looking for a primary residence.

Another lesson I’ve learned is that buying a single family home as my primary residence to later lease to a tenant is a bad strategy unless I’m purchasing the property at a really low price.

I would have thought San Francisco is oversaturated with STRs, but that's what several people are doing, buying primary residence and house-hacking a separate unit on AirBnb.

HI Guenevere, You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.

Also, I don't know if it would be worth it from a liability perspective either, but would advise to chat with an insurance pro/legal pro.When purchasing a primary residence, conventional loan guidelines will require you to take down the property in your personal name.When it comes to taxes, you'll likely be able to take the standard deduction AND itemize Interest, Taxes, Insurance, Depreciation, and expenses prorated based off the rented portion of the property when reporting the 1040 along with W2 income.

If the duplex sells for $500K and you exchange into a duplex in LA for $1 mil then you could use 50% of it as your primary residence.- Do I qualify for for a section 121 exclusion sense I lived on the property for the first 2 years of ownership?

Should I refinance, I know I cannot do  HELOC because it is not my primary residence. 

Do I have to be a resident in the state im buying in? 

To receive the 4% ratio, you have to submit an application showing the property is your primary residence.