my condolences on your recent lost.there are a few ways you can do this, as mentioned above you can take a heloc on your primary residence which will give you a second mortgage, first mortgage payment wont be impacted. you can do cash out refinance which will give you one mortgage and payment. it will pay the old mortgage and give you money in your pocket to pay for the rehab.or you can do a renovation refinance which is similar to cash out refinance but we would contractor involved  as part of the refinancing and they are paid through the loan

Who has closed a subto deal for a primary residence?

Start by leveraging what you already have—consider tapping into equity through a HELOC, house hacking again with an FHA loan, or increasing cash flow by converting a unit to a short-term rental.

And we had a large inground pool at our residence, really for the kids. 

Quote from @Lamier Guzman: @Jaycee Greene I was thinking Hampton or Virginia Beach, leaning more into Hampton honestly for the duplex's but after my military contract and my 1 year of residing in the duplex is complete I plan on renting both units and moving to Florida or Texas to purchase SFH's and BRRRR them.

I personally use the mass text capabilities through my Resident RE CRM.However I have a few friends who wholesale and invest and use Mobile Monkey to mass text and from what they say the price is pretty reasonable.

For example I know many who are now just lending because they are getting 10-12% short term which is far better than any cap rate on real estate. you do not have the equity upside as you do real estate but its a way to play the short game to see what happens over the next 12-24 months and decide when you want to buy.

Most HMLs, depending on your and your partner's credit score and experience, only require 15%-20% equity/down payment from borrowers.

Well, my original SFH purchased in 2010 still has its original S8 resident.

Investment Info:Single-family residence wholesale investment.