With the future being so uncertain I realized there was a need to do more than just rely on my job for financial security. 

My concern is whether I’d then be locked into only larger deals in the future. 

Your taxes are none of the ex wife's business and this would seem to address your concerns.I would also put her on notice that future requests for financial discovery will be two-way and if a discrepancy is seen in the other direction you will seek support from her.

They cancelled our contract for "being out of process in the processing of your future S8 tenant's paperwork".

It's also possible that inheritance tax will be more aggressive or more lenient in the future. 

Hi Michael, Using a HELOC to fund your first rental can be a smart move, especially if you want to keep your cash on hand for other expenses or future deals.

I hope with this extra info you can see more clear my current and future goals. 

If not, you could focus on other selling points, like the acreage or future ADU potential, but a garage would probably make the property more competitive.

To establish a 50-50 ownership in both the property and future profits, you'll need a formal agreement outlining each person's contributions and rights.

So adding 2/3 equivalent properties that will have the opportunity to appreciate in the future, without mortgage, was the idea behind option 2 (+ renting out something in Seattle)