It's on a Main Street (Perry BLVD), and it is on a bus line.About 8 months ago, one unit went vacant, and we can't find another tenant no matter what we try or how low we go with the posted rent.

I am estimating to generate $8k per month net profit, on the low end. 

@Ellis Moyewe really don't know a lot about this situation since there aren't many details in your post... but i don't think this makes any sense for anyone involved here...if it's a flip that's not selling, refinancing may not solve your problem and allow you to pay back the HML in fulland typically a sub to buyer wants a low interest rate... and if you refinance now you won't be getting a low interest rate, you'll just be getting whatever the market offers.and finally.... the vast majority of loans are NOT assumable. 

I will say that during that time, the HELOC interest rates were very low.  

For example, if she can't visit the property, is she good at record keeping (so everything is organized at tax time) or finding vendors, comparing product prices, finding free or low cost items on Facebook marketplace to improve the rental)3. emergency fund.

It is my understanding that the new owner will have the house at the cost basis of my purchase price, for calculating capital gains taxes or depreciation.For gift tax purposes for you - FMV.For capital gain tax purposes for the recipient - your original basis/purchase price 

I'm finding when I look at a given property, I get inaccurate comps in two ways: 1st, a property will show up in the list as a comp to my subject property but have a REALLY low sale value; upon investigation I find that the property acutally hasn't sold in 10+ years but PropStream thought it was comp; 2nd, a property will show up as "Sold" in the MLS status, but all ownership and transaction history tab don't reflect the new data.

Quote from @Michael Calvey: Quote from @Bonnie Low: Following because I'm looking for the same thing.

Sure it will cost a bit more but if the numbers work, the numbers work.

I can lend up to 100% of the purchase price and 100% of the rehab costs for experienced investors on 1-4 unit properties.