I'm positive though that in this business there is no single right way to do things. 

Some banks may lend as a HELOC on the rental property, or refinance it, but you're right you'd have to get your mom on board for that. 

The typical clients that seek out cost segregation studies include:Real estate companies that buy and sell multiple properties each year.Individuals with a portfolio containing investment properties including apartment buildings, multi-family homes and even single residences.Franchise owners with properties that are similar to one another such as assisted living facilities, storage facilities and golf courses.Business owners of hotels, food facilities, shopping centers, restaurants or manufacturing plants.It depends on the type of property, but generally 15-45% of the building’s costs can be classified into assets with a shorter life.

Multi family is the most stable but also is more profitable than Single Tenant Triple Net Lease properties. 

@Jason Tucker, I'm familiar with co-living single-family homes but not an apartment complex per unit.

What are the pros and cons of a Single Family Homes vs a Townhouse for rentals. 

Once that avenue is exhausted, go the single family route using conventional or government financing. 

If you cash out at the 80% LTV conventional max (assuming it's a single unit) and your new value is $575k, that makes your new loan amount $460k.

There is risk with every single strategy--- but there are also people who figure out how to make it work really well.

The last single point source I have was published in I believe 2014 - so it’s hopelessly outdated.