It’s crucial to consult a real estate attorney and tax advisor to structure the transfer in a way that minimizes tax consequences and aligns with your objectives.

Conceptually you want to take an approach that minimizes your need to be on site - and for that reason I would advise against BRRRR.

Minimal risk.

You can sometimes purchase a property with zero down or a minimal down payment but a seller financing deal will not hold a note for 30 years as a bank would.

Holding Costs - My experience with owner financing is that I can buy and sell a property in a month or less since the rehab is minimal and I'm providing the financing.

For my personal residence - yes, i would love to own it free and clear as it's not an investment but rather liability which I want to minimize as much as possible.  

However, if you minimize your vacancy exposure, you may find (just like I have witnessed for years) that it is a much easier and more beneficial strategy.

Look for a local credit union that can offer a cash-out refinance once the work is done, ideally with minimal seasoning.

So many people bought with minimal or inaccurate information.

The $80K from the HELOC used for personal debt won’t affect taxes but must be repaid upon sale if tied to the property.To minimize taxes, keep detailed records of your remodel expenses and selling costs to adjust your taxable gain.