This has led me to consider the possibility of becoming a real-estate agent, as I think it will allow me to get hands on in the industry, gain confidence with the process, become better at sales, network, have access to the MLS, and hopefully make more than I currently do.

How are depreciation recaptures,  capital gains etc are calculated ?

She needs strategies to avoid capital gains for a sale coming up in a few days. 

Also, @Greg Scott has a great point about capital gains.

If you put it in an LLC but decide to sell it next year, you have lost potential homestead capital gain deduction on your taxes.In answer to your other questions, it is possible to trigger due on sale and HELOC issues, but unlikely.  

This area has been gaining my interest because I’ve been seeing the crazy appreciation percentages since Covid.

Even with a set funding, there is still a lot of flexibility.Permanent life insurance seems to be a very heated subject with some people saying that it is the worse thing on the market, while other like me and a lot of high net worth individuals and banks are using it as a very powerful tool to increase their return while gaining a lot of tax, asset protection and estate planning advantages.

They will charge for their time and services but in the long run they are saving you money and you are gaining knowledge and experience from them that will help you make much more money in the long run.   

WV, OH, TN, GA, IN.....in no particular order.

If not, you could also go the 1031 exchange route to avoid paying taxes on the capital gain.