Hi Charles,This is probably the fastest way to the poor house, mainly because, in Japan, houses are like cars as in their market value depreciates and goes to 0 over time.

I would hop that these interest rates are the highest that we will see in the next ten years but you never know where the market will go. 

Also, if you have a below market interest note, if you wanted to sell that note for any reason in the future for liquidity you would be affecting the value of that note negatively.

Each year, new design trends enter the market, and some others exit.

Federal Tax Benefits: You can claim depreciation deductions and may qualify for credits like Low-Income Housing Tax Credits or New Markets Tax Credits for eligible projects.3.

Furthermore, @Dave Meyer has a YouTube show/podcast on market trends for your reference.

This was found off-market through a wholesaler.

No free lunch in this market!

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 also pressure washed the exterior of the units and raised rents to market rent.