Now we're looking for more of a permanent/forever home and are right back in the same position.

@Michael Greenberg I wouldn't do anything to permanently convert the garage.

You can take pictures of receipts (before they are lost) and upload into QB for permanent retention.

You can always use it for yourself and don't have to commit to a permanent tenant. 

To answer your question, refinance the out of state properties to take cash out, use hard money for the purchase and the refinance out after a few months with permanent financing on the appraised value. 

Landscaping work is permitted if improments are permanently affixed to the property. it’s similar to 203k Fha but better since is not as restrictive with what kind of repairs can be done, plus there is no HUD inspector required, which are expensive as they charge around $700-$1000 for inspection.

Permanent recurring revenue.

This does not make the problem permanently go away.

It would be different if you were making a permanent move.What is your parents position on their payments?

Google is moving into Durham as well, and will be looking to build a permanent campus in the next few years.