This setup ensures every project stays on schedule and within budget, which is huge in a market where timing is everything.3.

So don't beat yourself up, it's not you, it's the market.

Right now just working on market knowledge in my college town.

Hard to say if it’s a good deal without the most important piece of data, what is the fair market value? 

I’m new to REI and plan to invest locally in the Houston market.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

Nice to spot your introduction.. what's the biggest hurdle you're seeing in today's market?

I have looked into the Pittsburgh market and have been there before, but just once for a short trip.

Always prioritize cash flow – Even if you don’t need the income now, properties that cash flow will be much more resilient during market downturns or unexpected challenges.

Even if you have a higher return in the stock market, you'd be doing it with a lower basis after tax and it will take a long while to recoup from that.