I own a home in Portland, OR that I bought right before the crash and now since the market has recovered here I have about 135k in equity (more if I sold it of course).

But not if I had to leave 10% of purchase/rehab in every transation.I would rather give up the 34k in equity (I did 17 deals last year), then be required to put in 170k into the deals and leave it there.

It would be awful to lose 160K in equity (or potential equity).The best way to convince her to move would be to offer her a practical solution / positive outcome - arrange for her to move somewhere else now and get some money from the sale of the home at closing.  

I purchased a property last year and with the rehab/ appreciation have about 60K in equity that I wanted to use on another house.  

I'm doing a 1031 on one I own that I will net out about $115k in equity and will use that for a 12plex in the same project Sophie is buying in.

Also try to get something with built in equity to help unforce things abit or assist in holding costs and incidentals.

I have on average about 130K in equity sitting in each of my properties, some a little more.

I invested only in equity deals with Acquire Real Estate, my thought process was that I get the income tax deductions for the term of the deal, although I will have to pay it at the end when equity is paid.  

So you have about $60,000+ in equity after the improvements are made...nice.Potential income $4,000 weekly...best to look at the income on a worse case scenario and for an entire year.  

I'd offer $250k to pay off their mortgage and they get $60k (roughly), giving me about $200k in equity.5.)