While I normally think paying off credit card debt using equity is a really bad idea, in a divorce situation, just getting out from under everything, closing accounts, especially if they are joint accounts, and being able to start again clean (at least without any joint debt) makes it worth considering.  

If she is deceased, her share might transfer automatically if the owners held as joint tenants.  

Long term, I'd like to purchase large MF units as part of a joint venture deal and possibly do flips to earn money. 

We have been doing this for about a year and a half now and we have been cutting our competition off at the knees....

If the investor wants to share with the upside, you can set up an LLC and have joint ownership of the company to invest the funds with.

From what I've been told, any co-borrower has to be on the deed as well, so that wouldn't work.If a jointly owned property sells with a gain, is there a way to designate that gain to a specific owner?

I would go talk to several small community banks in your area and check out your options or you could fins a money partner and do a joint venture with them.

Yeah, I know some of it has valid reasons, but then much is more knee jerk reaction to a failure of the government to enforce previous rules so they regulate more people in more ways.

I had also done quite a bit of investing out of state due to price point and cash flow but now with Homepath properties right here in Washington state surrounding Joint Base Lewis McChord now make sense.

Invest in some quality knee pads when you decide to do a floor, your knees will thank you;]