The highest rate we offer is 13%, I don't know how you'd do a 15% rate, those coupons aren't selling in the secondary market.It's not a one size fits all whether a HELOC or Cash Out is better.

Lenders who lend in this space lose money on loans of this size...and very few are willing to lose money. 

Todd,A Reverse Mortgage or HECM loan is an Agency backed mortgage that allows you to access a portion of your equity with no payment required, the interest you're not paying gets added to the loan.

What are the best practices for legally converting a portion of a home into a duplex?

We've got expenses dancing around $2-3k per month, a modest $10k stash, and a student loan payment ($725/month) the size of a small country's GDP.

It depends on the market, size of pool, type of pool (liner, gunite, fiberglass), insurance at your location, availability of qualified pool techs in your market, indoor or outdoor (seasonality or year round), heated or non-heated to just name a few. 

I understand this is not a one size fits all subject... just seeing if anyone has any wisdom for me, OR, is in the same boat as I am.

The seller financing portion could be for the full amount, or for a portion of the down payment.I am wondering if anybody has kept the seller in the deal as a JV/Limited partner to help offset their concerns?

Some takeaways from him:Treasury Regulations section 1.280A-2(i)(3) gives a couple of ways you can proportion the rental portion of a property--my accountant used square footage.Under section 280A of the tax code, common areas that you also use are considered part of your personal space and unfortunately aren’t counted as part of the rental space in the proportion calculation.

@Liz Lynn For the trailer portion, those are pretty old homes.