A lease is a contract for $8k-$60k on the high and low end for 6-18 months (usually).

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.

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!

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.

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

Save the money, clean it till it shines, maybe basic improvements like a few new light fixtures or at least matching/bright lightbulbs, maybe a few new faucets, some paint touch ups and sell.If you’re hiring a Realtor®, they can tell you pricing in current condition versus pricing with a few minor changes.

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.

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

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.

You should still buy an owner occupant in your local market always though to use the low money down loans and interest write offs.