I know the 15yr rates are better, but the interest difference seems a small price to pay to gain a few hundred dollars or so per month of spending power.I too like the approach of using a HELOC on my primary, rather than a cashout, as the bill is separated off, as I don’t pay for money I’m not using, and as the LTV can be above 80%.

The numbers you shared aren't great from a cash flow standpoint (no offense) and I think if your plan is to unlock the equity you have by selling, pay off debts, and buy a multi to house hack, that would be a better long term approach then hanging on to the townhouse.

@Evan O'Brien- I'll try generalize some of the steps I take, however each person will have their own unique way of operating.I take more of a top down approach.

If so, how would you recommend I approach certain real estate agents if I come across a good deal and a have a buyer ready to purchase for a lower price?

My friend approached me about investing in rental properties together.

Dan, your first thought, consulting an attorney, is the right approach. 

Good ROI/IRR with long-term appreciation approach.

In short, the trust would be looking at approaching $400k in capital gains taxes.One of my big questions is - when my mother in law dies, does the trust receive a step up in basis on the properties? 

We want to find and understand all the potential creative financing strategies and how they can be used in an LLC.So far I’ve come to the conclusion that private lending or commercial real estate lending may be the only approach that is viable for a multimeter LLC.Some questions I have is:- What is the strategy?

Seems like these companies take the approach of wanting to get your sale once as opposed to having a product that lasts and having a customer for life.