Selling for $380k means an $80k taxable gain at long-term capital gains rates (0%, 15%, or 20%, depending on income).The $80k HELOC used for personal debts doesn’t affect your taxes.A 1031 exchange could defer taxes, but you’d need to reinvest in another investment property, not a home for your mom.

The flat fee buyer agency fee reduces the amount of the buyer credit/refund, generally by $6,000 (although options range from $999 to $8999, depending on how much help the buyer wants from the agent).

The right strategy for you is going to depend on a few things, like your risk tolerance and how much cash flow you need to hit your goals.

There is a time and place for DSCR loans, depending on exactly what you are looking at.

But, there are still deals that can make sense depending on your budget. 

The better option would be depending on your priorities.

Thanks For Texting check out Launch Control, Lead Sherpa, REI Reply, ROOR or Textedly - Just depends on volume and sophistication you need. 

An FHA 203(k) loan is definitely one route, but there are other ways to make it happen that might even work better depending on your situation:1.Private or Hard Money Loans: These could be a good option if you want flexibility.

So depending on what your investment goals are and what type of properties (Class A through C/D) and where in the city you want to buy, that can directly impact the level of stability one can find within the market here. 

It may even be higher than 5% depending on the area.