I understand I likely won't have an HSA debit card like I do now, and that it would be harder to liquidate my investments potentially.

While I understand you want to buy the house, you are at the mercy of those that your relative sold the property to.  

@Chris Mahoo many new investors don't take the time to properly understand RE investing.1) Many are using approaches from 2010-2018 when Class A property prices were so low from the Great RE Crash that an investor could cashflow and get pretty easy Class A tenants to manage.2) If you look at what investors were doing before 2008-2010, most were buying Class B & C rentals.To make it worth while, an investor either needs to Fix & Flip or invest & hold rentals for 10+ years.- Over a 10 year period cashflow will increase as rents increase (rents typically rise faster than property taxes, insurance, etc.)- The property should be appreciating, if purchased in a good location, increasing the owner's equity/wealth.- Rents will be paying the mortgage off, increasing the owner's equity/wealth.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.

However, to my understanding, a 1031 conversion of an investment property to your primary residence after a safe harbor of two years does not trigger a tax event.

I don't understand - what are they taking 10% of?

I highly recommend you play with that tool to start getting an understanding of what things you can do to positively affect your credit! 

That way you have open forums, blogs, and messaging to ask questions, understand the syndicators criteria, and see all the posts syndicators are involved in.What criteria are you looking for as an investment for your next deal?

Working with the city to find a solution.Unfortunately, most agents may not understand the legal property status nor actually know how to find out what it is.

@Greg O'Brien did I understand that you were advertising having the "all in one" umbrella with your group as well or are you more focused/consolidated in the tax prep area? 

Never pay an upfront fee.You didn’t mention your state but understand that with little exception, an NMLS registration is only required for consumer-purpose loans.