You ever seen how even some of the nice tenants leave your place when they move out? 

I want to make sure I understand the nuances correctly before making this suggestion to to my better half, so hopefully BP can give me good advice about this and make sure I'm thinking through the repercussions correctly.TL;DR My wife hates living in the South and wants out ASAP and our owned primary residence doesn't come anywhere remotely close to cashflow potential, so how do we leave before the 2 year mark while also avoiding a hefty inflation-induced capital gains tax bill?

Pull out equity, leaving long term mortgage in place, and get a HELOC. 

@Mario Malpelli  Does the lease cover what the fee is if you leave early? 

Get everything in writing.When one tenant wants to leave, I use a "Remove Tenant Addendum" that says Tenant A is staying, Tenant B is leaving.

You may be thinking that’s a great deal in of itself (and it is) but the caveat to that is that it would be my primary residence for a year and then I would leave it to my parents to continue paying off.

They LOVE to leave their equipment as long as possible and tear out as much as possible to rack up their invoices.

And when the market turns, they will drop you in a heartbeat and leave you with a mess.If you're going to let someone sublet/sublease your rental for a profit, you should only consider it if you can confirm they are professional and they are willing to share some of the profit and reward you for the increased risk.Personally, I would walk away and stick to your original investment plan.

Will debt payments of $2830 for your primary and $900 on your student loans (plus anything else you might have...car loan, credit card, etc.) leave you any room to finance an investment property?  

Since we are getting so close to Thanksgiving and the Holidays/winter it will be more difficult to find a tenant.Since the tenant will be on a month to month it gives you a lot more flexibility to decide when they need to leave - see my recent response to the post “Mostly Month to Month Tenants in Multifamily - Big Red Flag?”.