Ideally, I would write off the interest paid on the Heloc.

It seems this market is ideal for cash flow, as rents seem to easily cover mortgage, taxes, and more with plenty left over for profit.

- ideally I would like to do two bed two bath or maybe even one. not opposed to 3 bed two bath.I would like to build new.

This rental property will be designed with a keen focus on generating a healthy cash flow.Project Blueprint:Budget: Allocated at $200,000, covering construction and all related expenses.Focus: To merge energy efficiency, durability, and tenant comfort with cost-effective construction strategies, making the rentals both affordable and sustainable.Location: Currently scouting – I'm open to suggestions and insights on ideal locations supporting this vision.Strategic Planning:Efficient Design & Planning: I'm considering compact, multi-functional layouts to optimize space usage and incorporate cost-saving construction methods without compromising quality.Sustainability & Efficiency: The plan includes investing in top-notch insulation, air sealing, energy-efficient systems, and sustainable materials to reduce the building's carbon footprint and operational costs.Budget Management & Cost-Saving Initiatives: Careful budgeting and exploring value engineering options are crucial, alongside seeking out grants or incentives for energy-efficient building projects.Community & Sustainability Goals: To create shared amenities to foster a community feel and implement systems encouraging tenants to monitor and reduce their energy consumption.Seeking Community Insights on:Cost-Effective Building Strategies: How can I ensure the project remains within budget while achieving high sustainability and efficiency standards?

Getting specific about targeting your ideal guest and making your space "Instagrammable" are a few things you can start with. 

Ideally you have your own website as well for direct bookings and can put them on a Reviews page there.These are so valuable in this competitive STR market and will sway a traveler to stay with you or somewhere.For sure, start your own accounts on Airbnb etc and so you own them and this won't happen again.  

I would be the money and she would ideally have access to special low income/1st time home buyer programs.

Some first time home buyer will overestimate their DIY skills and underestimate the scope of work and cost.While equity is a percentage (ideally 25%) rehab cost is a dollar amount that does not go down with lower priced properties.

I would love to hear some of your opinions on what amount is ideal for a down payment, closing cost, ect.

The efficiency of a solar installation is dependent on many factors - location (or average daily sun hours), house orientation (15deg SSE ideally), roof inclination, shade obstructions (on the roof and/or around the house), consumption, components used, inverter or microinverters, hail resistance, warranty, utility payback vs net metering.