Do a 1031 exchange and buy two replacement properties - one for $250K cash and one for $250K using the remaining $50K of proceeds as your down payment.Once this is done your 1031 is complete. 

Hello Ralph,Yes you can used a HELOC from another property as a down payment for a new one, then get traditional financing on the remaining 100K. 

any advice on paying mortgage off or faster With a standard mortgage, your monthly payment will remain the same for the life of the loan.

- very low remaining mortgage balance!!

I would lean towards recommending that you pursue the deal - plus having the property remain in your family may be a net positive for you and your extended family regardless of the ultimate financial return. 

My question is: could the current tenant (age 59) remain in the property if she becomes eligible for Section 8 assistance?

Appraisals, Lenders and Rates : Beyond the transactions that were literally in process (sales, listings, leases, seller carries) are properties that remain amongst vacant lots.

If that leads to a more structured and education based meeting, then that is great - if it remains just a place to gather and bounce ideas and network, that's great too.

The goal is to ensure that the property remains viable even if circumstances change, like dealing with a non-paying tenant or a market downturn.

.📈 Interest Rates UpdateMortgage rates remained steady above 7% this week.For context:2017–2021 rates: 3.65%–4.87%Pre-pandemic average: 4.16%While today’s rates are higher, Las Vegas home prices continue to rise.