Just completed a large remodel on my primary residence ($90k in) with the goal of refinancing to consolidate some personal debt and pull some additional cash for other real estate related projects, BUT ran into a road block with a lender.

As one of the larger multi-family lenders in the city, a great deal of my clients are 2-4unit buyers/owners....many of them being primary residence purchases taking the "house-hacking" angle. 

From what I understand, I should be ok if I list the property as "xxx and yyy, trustees of the trust, as MY sole and separate property",  then the ownership still stays with me and my social security number, even though it resides within the trust.   

I'm not saying they can't have service animals, they can, there's a fee for having a domesticated animal residing inside my property.

They should be able to open title and tell you a solution before you find another buyer. 

The HEL would come from my current primary residence which has a 3.5% interest rate with 20+ years left.loan amount 950000FHA 95-5 scenario)  MIP=950,000*0.0175=$16625 up front.  

Since you have used your VA Loan consider the fact that (and I may be incorrect here) that after 1 year of living in your primary residence you can now utilize the VA loan again if you are moving to a new primary residence.

An odd question, but what would a responsible RE investors consider to be a good % of the value (market price, not equity) of your primary residence compared to their total net worth?  

Hi BPersWe are looking to do a significant remodel of our primary residence  (a 1400 sqft addition plus remodeling of most of the house) but are having difficulty finding a GC that uses cost-plus rather than fixed pricing. 

They are siblings and file taxes separately.Joint Tenant 'A' has lived in the property for 9 years and claims as their primary residence for tax purposes.Joint Tenant 'B' lives elsewhere and makes no claim for tax purposes against the property and never has.Question:When they sell the property, can Joint Tenant 'B' do a 1031 exchange with their half of the sale proceeds?