If she's willing, which it sounds like she is, your mother-in=law can get the line of credit with her property in her name and then you can just use the line. 

It's been 2.5 years since I purchased my first property and now that everything in my personal life has slowed down I'm back on the horse and ready to find my next investment.

A clean-out at the property line is the norm around here.

Then put yourselves on a budget!

We have VAs that use triple line dialers and Pipedrive to run our CRM. 

I have learned a lot from free information available on YouTube, forums, and blogs.

By focusing on cost-effective improvements, investors can significantly enhance property value.By first Identifying which renovations offer the highest ROI—typically kitchens, bathrooms, and curb appeal. 

Not the clean report I was hoping for.The numerous remediation attempts and testing have wiped out my profit on this flip.

Generally yes a HELOC will go off your personal finances so qualifying is generally based on your income, liabilities, and credit. 

Regarding the property condition, thats on the inspection report and hopefully you went through it with a fine tooth comb.