Background on me: I need to obtain a graduate degree for promotion at work, but it can be in any field at low-no cost to myself.

Given that I have no debt and own a house worth 1.3 million, what are some approaches to leveraging my house with a HELOC to obtain cash flow to avoid employment?

Is it possible to do X+Y+Z = no money needed at all to buy real estate?  

The adjustments you’re making—subtracting the old mortgage, adding exchange-related costs, and applying cost segregation percentages—are reasonable, but confirm with your CPA to ensure you're not missing any adjustments.

Cost segregation can dramatically accelerate depreciation and tax benefits, but I've seen investors waste money on studies that delivered minimal value.

Cost segregation can dramatically accelerate depreciation and tax benefits, but I've seen investors waste money on studies that delivered minimal value.

I've heard Better has low/no fee helocs.

those of us with full time W2s generally cannot claim REPS unfortunately.How to Become a Real Estate Professional Status (REPS) | White Coat Investoreveryone's tax situation is different and no one but your CPA should give you tax advice.hope this helps.

My easiest, no hassle, lowest expense rentals are the ones where the tenants stay 5 + years, do minor maintenance themselves, call me immediately with any issues so I can fix them before they become much more costly, and agree to annual market adjusted rent rate increases.  

Do you have a line item cost breakout you could post?