I’m also open to alternative strategies, such as private lending or passive investments in funds, to diversify and balance risk.Does this phased approach seem reasonable given the higher HELOC rate?

That is an easy list to build and a much better and safer option than more creative like Sub To.

Alternatively, yes you could sell, pay taxes on the gain, and use the proceeds to help your mom directly.Would suggest for you to talk to a CPA and a 1031 specialist to confirm your best move!

Perhaps do a case study with a hypothetical deal you think is typical for what you are looking at and compare it to the alternative investments you might use and their expected returns.

(Not judging the merits of the deal, alternatives, etc...)

@Tina Artigliere@Alicia ProkosFor these Quest Solo 401k plan account holders, what is essential is to find a new Solo 401k plan provider who offers a Solo 401k plan with the service and features that the account holder needs such as Solo 401k loans, alternative investments, Roth and Mega Backdoor Roth Solo 401k contributions, 5500-EZ & 1099-R preparation and filing, etc.The process entails restating the Quest Solo 401k plan where the Quest Solo 401k plan documents are replaced with the Solo 401k plan documents of the new Solo 401k provider. 

or alternative lenders?

Unfortunately, some renters will say anything—even things that make no sense in an alternate universe—to avoid responsibility or financial consequences.

>  Some LP want cash>  Some want alternative real estate>  Some want individual properties currently within the partnership. 

You could look into forming a C Corp as an alternative way to own this property that could affect your tax returns differently, I am not a CPA or giving tax advise.