Yup, property condition, vintage, neighborhood, tenant base, property management are all very important considerations. 

Start with a good property manager.  

Do you have a property management company you use? 

Greetings BP community, I recently joined a national senior care living development team.

Do it very intentionally, not just for the sake of scaling up, but to get better quality or easier to manage properties that will replace lower quality or harder properties. 

Then rent the bigger home out using a property manager, allowing her to possibly cash flow and maintain that asset and let it continue to grow in value.Encourage her to consult with a CPA or tax attorney to explore the best strategy tailored to her situation.

I am licensed agent but work for an investor doing grounds management.

Allocate equity based on contributions: you provide the $235K HELOC and management, while your former boss contributes renovation expertise and labor.

I'm curious to hear how other property managers and landlords are navigating this.Here in College Station, TX, I don't accept Section 8 applicants.

Socal has big time brush.. the only way to manage that would be to constantly cut it back but then you erode the soils..