But, there are still deals that can make sense depending on your budget. 

All depending on perspective.I would take it with a big grain of salt, I think Opendoor is trying to drum up interest, given how many properties, they and other institutional buyers, are having on the market (e.g.

Sometimes it's device dependent (either browser or phone problems).

Where you pick will depend on your goals for cash flow and your budget to buy.

Its going to really depend on your location, scope of work, and finishes.

Now the decision between option 2 or 3 depends on a few variables.

The better option would be depending on your priorities.

Selling for $380k means an $80k taxable gain at long-term capital gains rates (0%, 15%, or 20%, depending on income).The $80k HELOC used for personal debts doesn’t affect your taxes.A 1031 exchange could defer taxes, but you’d need to reinvest in another investment property, not a home for your mom.

Both options have pros and cons, and the right choice depends on your lifestyle, experience, and long-term goals.

It may even be higher than 5% depending on the area.