To add to your argument I suppose the tax implications are better with RE too bc theres a capital gains tax ceiling of 20% vs standard tax rates for IRA withdrawals that are potentially much higher.

I like the tub (it wasn't cheap, about 12 grand) but there's not great service options where I live and not sure if I would get it again since I mostly have to take care of it. 

I've also held of holding properties in individual LLCs that are owned by one S corporation, which allows for a 60 / 40 split between ordinary income (regular tax) and dividends (capital gains tax rate).With the goal of minimizing taxation and liability protection, what would be the recommendation from more experienced people here?

Some lenders offer discounts to return borrowers so maybe look into both flip and DSCR rates when finding a lender. 

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

Where these numbers are found, there is a very high rate of rent actually being paid.We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, and mortgage industry National footprints.

I just got something small and well within my means - refinanced when rates got low and now it's a decent little cash flowing rental 

Its pretty cheap for what if offers, you can also generate CMA reports on the go.

Being that I get taxed at a higher rate for wage earnings then i do for capital gains I actually take home more for way less work.

Every month of the year has nice average weather.It certainly is not cheap to live in San Diego (fortunately that is no longer an issue for me).