I want to buy him out because the property has a 3% mortgage rate, has gained 100k in equity the last 4 years and cash flows 1k a month.

I will be traveling across the US to a better housing market, I have access to the MLS for every state which is cheaper than hiring a realtor and will make my journey better and faster.Also I have no income I live on disability and invest that into stocks, I worked a few months in IT and saved everything and quit so I could buy time.

There are plenty of neighborhoods where you can still get access to a pool for your guests. 

It will increase the value even to investors, you just may have longer days on market when you want to offload because fewer buyers will have access to a loan like that. 

Quote from @Andy Port: I'm currently looking to take some money out of traditional investments and begin investing directly into real estate as a passive investor on syndicated deals.The internet is pretty much copy-paste with advice on how to access real estate and defaults to saying "Just invest in a REIT - its the same" except you pay for the entire pool of existing properties (even if they have low yields in less opportunistic areas), the entire management team's multi-million dollar salary and their private jet, etc...

But then my LLC will need a down payment and I wont have access to the equity right?

They can optimize tax strategies across states and assist with allocating deductions, handling multiple-state filings, structuring future ownership, and advising on capital gains or 1031 exchanges.

I have access to funds through my HELOC on my full time residence to make a "cash offer" but as most HELOC's go the rate is not great.

I like to keep things simpleEIther sell him 1/2 the share directly(Look to see if you can defer your gain/tax.Or look to become partners in a new property.

Hoping to gain some confidence and knowledge in the BP community!