Refinance is one way to do it, if you want to avoid getting new debt because cash flow is high look into lease options to buy or executory contracts.

I have been renting out the first home to a family member under no official contract, but i want to establish it as an investment property.

Gas company couldn't schedule to turn in gas till 5/6!!!

Make sure you are clear of the contract you're in (are there any cancellation fees?) 

I offered her before this event to move out and honor deposit back even contract building is 6months lease also wafted some negotiation with HoA they offered to move her to alternative unit.

I have lived in Hawaii for many years but now that I’m a traveling healthcare provider, I am off island more often than not.When I’m not on contract I would love to have a place to return to and when I’m away I would love to rent it out for some additional income.

In my day job I do SEO for a digital marketing agency and I am more than happy to talk SEO with anyone who has questions.I'm interested in Long-term rentals, though admittedly, finding deals below market value and funding those deals (not to mention I honestly have no idea have to put the deals under contract in the first place), are problem the first things I'll need to learn.

I would be very careful with a lot of course or guru in general right especially a price tag like that what I would always recommend reading the contract and see who is the person more in favor and if its not you then dont sign up very rare to see someone actually benefit from a course.

I have been told to do biz in different states you must use a different contract for each state that conforms to their state laws.

Deal with it.Correct me where I'm wrong but Novations can be executed by either a Power of Attorney being given to the investor or by an investor just doing the paperwork, both being done after they secure their interest with an option contract (unless there's some other creative thing I haven't heard about yet).