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.

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What is the interest rate on the HELOC?

Based on my current savings rate, it would take me about 3-4 years to save up enough for the down payment on my first investment property.

We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet. 

Great point, there's also two different behaviors that can logically result from same estimates for future inflation: raise lending rates, OR buy hard assets.

Or a seller finance calculator showing the monthly payment based on negotiated price, interest rate, down payment, etc.

Promises near 30% ROIs in RADD and above market rates for REIT?

Comes with a known rate, a known term, a known payment. 

El-ErianSun, January 10, 2021)) Mostly, I see a hint that it could result in rising interest rates.