Quote from @Donald Hatter: Investment Info:Single-family residence buy & hold investment.

Since there is a co-owner, you would have to purchase the property and it is really hard (if not impossible) to pull a HELOC as the basis for the purchase (since it is not your primary residence). 

Investment Info:Single-family residence buy & hold investment.

Investment Info:Single-family residence buy & hold investment.

So if conventional primary residence rates are that high, par rates on investment properties are generally higher. 

@Kash Tacke I'm a big fan of ADU's in general especially here in the mid west, yes you could potentially be on the front of the wave, but housing density is the solution to the affordability issue, anytime you are investing with affordability in mind is a great strategy to me, and sound like there are some incentives or at least supporting winds form the local city, that in itself seems like it would be worth at least approaching an architect or contractor to bid up some plans or concepts to take tot he city.  

It is much easier to find HELOCS for your primary residence, but some lenders will do a HELOC on a investment property as well 

Can anyone recommend good companies to root cause  and implement solution to fix this issue?

I don't think being a long distance landlord is as easy as some tout but full disclosure I've stayed with 80 miles of my primary residences. 

Im basically looking for advice on how i can save as much on taxes as possible.Part of the property is your primary residence, which does not qualify for 1031 Exchange treatment.