re: Will move in next 2 years, tons of equity, 3.00% note, best way to capitalize?

You would only want to do a 1031 if you aren't eligible to sell it tax-free under the primary residence rule. If you do a 1031, you will not be selling it tax-free, just tax-deferred. You would also have to purchase a like property at a price at least as high as the one you sold.