Must be market by market or builder by builder.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

I know many investors go out of state for buy and hold properties to generate passive income, but is Blythe a lucrative market?

I've also signed up for New Orleans REI meet ups in the upcoming weeks in hopes of making valuable connections in the local market. 

Hope to put it on the market in April Lessons learned?

Are they way under market, or is it manageable for now?

The opportunity cost of losing potential market gains in your retirement fund should also be considered.

this is a direct relation to lack of inventory.. new construction on many markets is as robust as its ever been.. we have had spectacular years the last 3 years of course during covid was tough with supply chains but my 500k house I am now selling for 700k and my build cost have gone up by maybe 100k.. so record profits for us.. 

Study the market.

(Available time, money, income, family situation, credit availability, time horizon, real estate market location and phase, medical situation, etc etc.)