Primary issue I see is being priced too high for the current market by a few hundred dollars. 

As my parents age, I am assisting in their property management of their primary residence and would love to connect with other real estate investors in the area.

You must maintain a unit as a primary residence - that keeps a lot of pure investors from completing an SB9.3.

most realtors deal with primary / retail buyers and sellers and they too aren't going to just walk properties for you. 

What’s your primary goal for the cash-out refinance?

I took out a HELCO on my primary - I understand not cash flowing - could have taken out a lot more but only took 50%. 

Sometimes we see large amount of equity in a primary residence that can be borrowed against, even in 2nd position if it has a great rate that you don't want to lose.  

The primary risks at this point would be       1) to your lender, the risk of a margin call.       2) To you; underestimating the true cost of a project and cost overruns      3) To you; legal risk of securities regulations if you partner looses money. 

Mom-in-law can buy the property as she will sell her primary home.

Without predictability on insurability and risk of the primary collateral being destroyed (which at this point theoretically could happen anywhere) as it’s January, and would you believe in 2023 that 71K thousand square miles of northern Canada burned 5% of the entire Canadian forest with billions in damages?