Another idea is to partner with someone who is located in PR and better understands the market. 

My thought is to BRRRR it and refinance, and they get their cut of the equity (which I assume would be split 2:1:1).

Another way is to check out this website.

I assume your wish to use a HELOC is to avoid paying interest when you are not actively rehabbing a BRRRR.

I am not sure if things are better around median price point. 2) Vacancy riskIt seems that the best we can do is to purchase multiple (5+) SFHs to alleviate the vacancy risk.

Since you're relocating to a new market, the best advice (like someone mentioned) is to figure out where YOU will be happy.

Unless you've done substantial improvements to the building or used a large down payment when buying, it's unlikely this will work.Perhaps your best move is to find a new primary residence that is 2-4 units and repeat the process.

If her goal is to provide some of the proceeds to her ex in good faith, she can simply sell the property, have a tax professional estimate the taxable gains.

The deal fell through because I couldn't line up the financing during COVID......God/Universe has a way of looking out for us...As investors, a crucial skill we develop is to take our emotions out of the situation/deal, but that is hard when we have invested a lot of time and money into a deal. 

Success in this field doesn’t happen overnight—it requires years of strategic investing, continuous education, and persistence.The key is to focus on growing markets, quality neighborhoods, and building a strong support team.