You can live comfortably in other towns with a much less expanse on primary residence and focus on investing...That is also what we have been asking ourselves for a while.

That should be your primary goal not selling at a loss to a tenant.

: 3 properties in TX acquired before marriage, recent 1031 exchanges on 2 of these properties but kept them in my name in order to keep it simple and not upset the QI, my wife and I have setup a trust and retitled our primary residence but the TX properties are still in my name and not in any trust, all that I've found on the subject (outside of this thread) is to wait 2-3 years after the 1031 so that the TX properties are 'old and cold' and then retitle them into the trust.

I plan to use the BRRRR method utilizing private money and then refinancing into a traditional loan to pull the cash back out.

When I bought a house about 12 years ago for my primary residence, I probably looked at 300 houses before I purchased one.

Every situation will differ based on the investors expectations and value of their capital.I would say somewhere in the 7-10% range would be fair for both sides.A little more expensive than traditional funding and a little less expensive than HML.

My primary house is 1900sqft, Zillow has it at 1300sqft so it's not uncommon

I own a home currently and it is my primary residence. 

"filling out paperwork" is traditionally a job for somebody with a license. 

Not a passive businessCan be harder to finance since it’s a non traditional type of real estate.