Couldn't help me on refi but they did offer a unique HELOC cash out that I may have done if I didn't get the 30 year fixed refi. 

Your current income will be a stretch as a single parent.

The thing with real estate is that there are very unique factors that can make a deal work or not work. 

I have done a bit of searching about this on here and have not been able to find a consolidated thread on the advantages/disadvantages and protections needed for both parties in the process.The property is unique and I would plan to have it as a long term rental as it provides good cash flow and will be even better if I can add an additional unit as planned.I am looking to possibly do this on a small multi family property. 

There are plenty of properties out there, but if I can't find a couple of deals, I'll have to purchase at market value and most of the multi property homes in my area have been up on the MLS for pretty long stretches so I  doubt any of them will be jumping at a low offer.With financing, barely any of the properties would cash flow and the ones that would are in super sketchy areas. 

@Margaret Buoncora,  If these are sold individually then each one of them constitutes a separate 1031 exchange with it's own unique timelines and reinvestment criteria. 

Every situation is unique.  

This facility is unique that it is in a resort town, 100% rented with a waiting list, not typically accessed on a daily basis.

. :-)  But yea, I think this is definitely going to call for some really unique negotiating.

Just throwing numbers out there from a previous find, but there are a ton of places you can borrower the money from without needing to show personal income that would allow your savings to really stretch, and maximize your passive-income potential.