But I have a very low opinion of guru types (high priced, lots of upselling, big promises, selling a life style in their ads more than information, etc.) 

Because of your loan size, I would advise to buy the rate down using up to 2 points as those usually have the quickest ROI for the payment savings and you will not see rates drop low enough probably to do a refinance that makes since as it would take longer to recoup the cost of the refinance.HomeStyle Renovation loan does require all work be done by a GC so you cannot help with the repairs. 

Keep the 3.4% mortgage in his name to retain the low rate, and set up a lease agreement where you handle management, pay the mortgage, and share profits.

Plus, replacement parts are easy to source if needed.CB2/West Elm (Sales Section): Higher-end, but you can score deals on durable, modern furniture during sales.Local Furniture Stores or Liquidators: Sometimes you can find high-quality, durable items at reduced prices, especially in stores that cater to hotels or corporate rentals.Second-Hand/Consignment Stores: Gently used pieces, particularly mid-century modern, can be very durable and unique.I do NOT recommend Wayfair as I ordered from them and the furniture came back damaged and low quality.

I am open to local primary residences for house hacking or out of state investment properties in high rent low house price markets.Thank you all for your help!

We're lucky enough to have low rates and so we've got a buffer to drop prices. 

It is better to keep taxes low and get long-term appreciation. 

However, you typically need to put down a lot of money upfront.Hard money loanCompared to a traditional mortgage, a hard money loan has a lower down payment—sometimes as low as 10% of the loan amount.

Sure there are people who have done it but like Joe mentioned above is why your rate on HELOC is probably higher than your first mortgage so you'd only do it if your balance is really low and near the end of your term anyway so you're just getting it paid off quicker (like the last 1-3 years of payments left) becaues you want to get ride of the monthly payment and improve your cashflow now versus later.

If it's a low price point, you own it free and clear, and buyer can pay it off in <5 yrs, you might consider CFD.