I am still very new to real estate investing so just trying to learn on overview of them, however so far BRRRR sounds appealing.

Remember if a deal sounds too good it probably is.

Nothing about your post sounds normal for them. 

Hi @Paul Whitney That sounds like an exciting move!

I don't ever recommend someone buy a property having never seen or been there.It sounds like @Dustin Hagemaier would be a great resource for you.

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.

With the equity you’d free up, paying off $50k in personal debt and boosting your credit score while freeing up $3k/month sounds like it could significantly lower your stress and open doors for future projects.That said, selling means you’d lose a cash-flowing asset, even if it’s not huge.

It's doesn't really sound like you are much into being landlords so doing a 1031 might just change from "annoying when things come up" to full fledged head aches when you buy more and or larger properties in your current market.

Really appreciate you sharing your experience, sounds like a solid deal with a great profit margin, especially considering you did 90% of the work yourself.

20 townhomes sounds like it would be sales, but I don't like to assume.