Let me know if you’d like specific product suggestions—I’d be happy to help! 

Freddie has a reno loan product that can be used for investment properties; this is only for first position, though.For the Heloc - it goes back to whether your mom wants to continue carrying the loan for income, and if so, how will you pay off the heloc once the rehab is complete?

With your balance sheet and cash, you can put together creative deals without giving up equity and without using your cash but you are going to need to find a market and product which has 7-8% cap rates.I invest in the northeast, Great Lakes area.Diverse economies with education, healthcare as the back bone and tech as growth.In your area, you’ll have to raise way more capital in the form of equity just to meet DSCR with the banks.

Understanding the Product mix.

Flipping is a production business.

My wife and I have 22 residential assisted living homes in Colorado and three commercial senior living communities in Colorado and Arizona. 

It is just a farmer's market for real estate products. 

If it was a community property state you could file them on Schedule E as a Qualified Joint Venture.

Quote from @Matthew Beninate: Quote from @Sarita Scherpereel: Quote from @Seo Hui Han: You may want to consider local banks / credit unions just because many of them will require or give you more favorable terms for things like HELOC's and other line of credit products if you have a deposit account with them. 

A couple weeks ago, I was talking to a texan resident that came up to Washington State to help the company I work at, train our team for a new product launch.