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The Value has gone up, property tax has gone up and we are no longer exempt because we are not residents and our HOA has gone up also.

You could structure a low down payment with interest-only payments for a set period, then refinance later.Master Lease with Option to Buy – Control the property now, generate cash flow by leasing it, then buy once it's stabilized.Sub-To or Wrap Mortgage – If there’s existing debt, you might be able to take over payments or structure a wraparound mortgage to benefit both parties.Hard Money or Private Lender for Reno Costs – If you secure a seller-financed deal, you can use private or hard money for the rehab without tying up your own capital.BRRRR Strategy with a Bridge Loan – If you can get the purchase price down, use a bridge loan for acquisition and rehab, then refinance with DSCR or conventional financing.Would love to hear more details to help structure something solid.

The owner does not want to extend the debt for 30 years.

Most lenders will also look at debt coverage ratio which limits leverage at this time due to higher interest rates.

I would invest in the West, as it has worked for the last 170 years, but not in liberal states that are tax hells. 

I also own a tax and accounting firm as part of my business investment goals, and this has been my main focus during the current tax season. 

Tax StrategyWhile liquidating the brokerage account may trigger capital gains taxes, strategies like staggered withdrawals or tax-loss harvesting can help minimize the impact.

But as stated probably not for tax purposes for the seller. 

Quote from @Bill Hampton: @Brandon MorganAn LLC will not reduce your taxes.