Thank you Joel, this information is precious to me.

I understand everyone’s time is precious and I don’t believe in something for nothing.

I have a very busy and unpredictable work schedule, a newborn, and I’m in grad school so time is precious right now. 

We have a program that will allow you to do both the mortgage refinance and HELOC closing at the same time so you don't risk losing precious buying time in this market.

However, as I delved deeper, exploring and engaging in numerous insightful conversations, I uncovered the realm of real estate investing.For me, the most precious commodity in life is TIME.

I consider time to be our most precious resource, and will treat yours with an equal amount of respect as I do my own; namely, by not wasting it and by working to give value back to you in any way that I can.

You grow wealth fastest, because you essentially have 100% financing on your rental.....none of your precious original capital tied up.Back to your original post, during the 6 months on HML, you likely are paying interest only payments to the HML....then he gets his principal back at the refi.Beware of "seasoning" requirements.

Time and lack of stress are more precious commodities than money after all.Also, the train has been  totally overhyped by the real estate promoters.

Folks local to the DMV area know how precious of a gift it is be able to have a lead on a nice townhouse , to not have to compete with other buyers and drive the house price up, so that is the advantage i have here, and i consider that a gift enough , without directly inheriting the house.They arent hurting for the money, so im trying to think of creative or long term ideas, some things that come to mind:1.) lump sum up front (maybe using irs gift limits?) 

These are investments that fall outside the realm of “conventional” assets and can include tangible assets single family real estate, multifamily syndications, oil and gas, self-storage mobile home parks, mortgage notes, precious metals and more.