I used one site and it ripped me off I inquired over 50 properties and they were all unavailable and sold over 8 months ago.

@Paul H. unsecured loans are incredibly risky and therefore typically unavailable for projects like these (and most others).

Get someone to cover for me when I am unavailable?

Mom will be responsible for HELOC in the event you become unavailable.

Contractors are busy working other projects or are unavailable all together.

Zachary,Your primary residence will qualify for $250k ( $500k if Married) gain exclusion if all following requirements are met: You owned a home and used it as your main home during at least 2 of the last 5 years before the date of the sale.The gain exclusion is unavailable for any gain allocable to a portion of the property sold or exchanged with respect to which a taxpayer does not satisfy the use requirement.For example, if a portion of the property (separate from your dwelling unit) was used for nonresidential purposes, only the gain allocable to the residential portion is excludable under sec 121.So allocation of the exclusion based on the sq footage is reasonable or any other method that is reasonable.

I am unavailable to get a mortgage or remodeling loan not because of credit but lack of down payment.

For instance, does going all cash open up deals that otherwise would be unavailable?

If she is unavailable, I'm sure she can recommend someone.

Yes, you want proper notice to go inside but not show up at the door.To just stop by you are within your rights to do that--there is not any tenant expectation they won't get a visit by the owner (especially if chronically late and playing hide and seek).The tenant profile tells me they may just use your date/time appointment to be gone.... or unavailable.