Your entire HELOC would also be tied up in one (or maybe a couple) properties.It's very difficult right now to cash flow positive on BRRRRs at all and so you'd only be less likely to do so with a HELOC.So... won't work / not a good idea

Tying up all the cash in a property doesn’t seem like leverage to me and I missing something? 

If you are just looking for a turnkey rental, there are probably better deals out there.I would also advise that with an unstable job, tying up a big chunk of cash into a property, might not be the wisest play to build a foundation for later.

I'm assuming low cash flow for the first few years, but stronger appreciation in those areas. 

Did you tie your money up or did you have a lender that did not mind you doing a wrap? 

This eliminates the capital gain that occurred between the original purchase of the asset and the heir’s acquisition, reducing the heir’s tax liability.2) Do a full analysis of the rental in TODAY's numbersSet aside that you've lived there and other close ties and emotions.

Put grill back together and tie grocery bag shut. 

I am thinking of cutting ties with the PM. 

If you feel more comfortable having a lawyer review it, that is still a stronger starting point to save money since they are not starting fresh. 

To build the ADU with sewer tie in and electric, it’ll be about 50-70k depending on my finishes.