In this market, with interest rates and prices at where they are, they're usually not viable (i.e. don't cash flow).

What’s not working right now is traditional long-term rentals—high interest rates have crushed a lot of those deals.

Selling for $380k means an $80k taxable gain at long-term capital gains rates (0%, 15%, or 20%, depending on income).The $80k HELOC used for personal debts doesn’t affect your taxes.A 1031 exchange could defer taxes, but you’d need to reinvest in another investment property, not a home for your mom.

I understand they have a little bit higher interest rate, but what are the risks of DSCR loans?

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

2. don't use an appreciation rate.

I believe United FCU is best. 20% down, usually a 10yr term (they offer a longer term though), and an interest rate that's pretty close to the current average for conventional loans. 

Your interest rates are low. 8.5% is around the "market rate" for owner finance buyers right now...30-yr, fully-amortizing2.

What is the interest rate on your student debt? 

I generally went with private money first because I’d get better rates and terms.