Own one home currently 1,770sqft 3bed2bath. 15yr fixed 2.625% -- Mortgage +  Escrow $1650/mo, worth $365k, owe $135kTrying to buy a $400k home to move the family into, but keep our current home as a rental property.Considering refi, heloc, or home equity loan to access equity for $80k down payment.Would rent my current house for about $2,100-$2,400/moCan someone with some knowledge/experience tell me what's the ideal way to access my equity to make the most investment sense?

Maybe they own the house behind it and want to put up a garage or driveway access to their backyard.   

I wouldn't go for a condo, as the HOA fees and restrictions could affect your ability to rent it out, and the resale value will always be lower than a comparable SFR.

In general, if there's nothing in zoning or the deed restrictions prohibiting the division of the property, it's mostly just getting it resurveyed and presenting the new subdivisions to the local government (county usually) to have each lot recorded as separate parcels.

Technology today allows us to access detailed information and resources remotely, which makes it possible to make well-informed decisions even from a distance.Memphis is a city with a lot of hidden gems and under-the-radar opportunities that many investors miss out on simply because they’re not familiar with the local landscape.

However, government officials, pandering to populist sentiment, hold landlords to standards and responsibilities far more restrictive than any other business.  

@Yixin Huang when it comes to accessing the property and maintenance, you want to DOCUMENT EVERYTHING!

we used to pick up a couple a year at the tax lien auctions, but most were accessible if you had a skinny guy on staff that could get in. 

Personally, I wouldn't spend money on an attorney because 1) I think the covenants/restrictions can sensibly be used against STRs and 2) because the HOA potentially has deep pockets if the officers decide to fight because they can pass the cost of the fight to the home owners.I would reach out to the officers to get their sentiments and to plead my case, and I would start building my case with the other homeowners. 

Access to the MLS doesn't really give you any advantage.Everyone is struggling to find deals.