There are many reasons why a cash out refinance is the better choice but there are a couple of reasons a Heloc can be used.

Same time, I can let her stay til the family find new home but afraid if she keep complain after lease is terminated.As I have another project, I am ok if they live quietly but what will be the choice if the lease is over and tenant still live there?

It’s completely normal to feel a bit of analysis paralysis, especially when you’re in a position to make a move.The choice between a short-term rental (like Airbnb), long-term rentals, or a duplex comes down to your personal preferences and lifestyle.

Without a diligent and responsive professional, touring, offering and closing on a prime investment property of choice is less likely.

I need some advice on which choice makes the most sense starting off?

Branson MO is a very popular choice for both LTR and STR market with lower median price points and consistently draws over 9 million visitors.

Looking to get into larger, 20+ units now.

I do have a handful of clients that have ended up using multiple CPAs just due to who their partners were on different deals, and even in those cases they almost always end up consolidating to a single CPA - taxes are enough of a headache without dealing with 3 different professionals who each only have a slice of the whole picture.If you are going to regularly be investing across the country, it doesn't hurt to work with a firm that has State and Local Tax (often referred to as "SALT") internal resources, though typically this does come from larger firms with larger fees. 

Some larger plants along the sidewalk/under the windows and some big potted plants around the entrance would help also!   

So, you are left with the choice to proceed as is, negotiate a lower cost, get a concession, or walk away.I would get a quote and request a concession if they aren't interested in fixing it.