R, A and B.In 2010, we converted our primary residence R to rental.

So a traditional selling would not satisfy your goal of being able to leverage most of your equity for another RE purchase.Choices to avoid the CG tax include living there for at least another year or 1031 exchange.If you want to start investing immediately options include a refinance, but interest rates have risen, or a HELOC. 

From what I've seen, traditional financing through a small bank/credit union is probably my best bet.

Since your lease requires the (business) tenant carry a commercial general liability  insurance policy , and that it names you as an additional insured on a primary and non contributory basis, you tender the suit to your insurance policy and that of your tenant.

@Dmitriy Fomichenko or other Plan Professionals, I hear what you are saying about having different rules as far as capital contributions in a self directed account vs just a traditional LLC outside of such an account. 

Hi Friends-I'm searching for a lawyer with knowledge of real estate to guide us through our first few houses for guidance to ensure we are covering ourselves well for any liabilities. (1 SFH rental and an airbnb garage apartment in our primary home).

I know most traditional lenders want 20-25% equity in the deal.   

Primary problem is dealing with the big box retailers installing new carpet.

I have done it three times for my primary residence over the years. 

One of my conventional loans, actually my primary residence, originated by @Upen Patel was sold to Caliber (or someone who they service for) a few months after closing...