You could bring less down and possibly have a lower interest rate since you will be living there.

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 rates will be lower and will allow you to maximize profits.

"District South was financed with a fixed interest rate construction loan from our partners at First Financial Bank NA.

Also look at those Vrbo and Airbnb calendars and see how full they are and what nightly rates they are getting.Should be easy from here to see if a new property would pencil in or not. 

I already have 2 loans on the property with great interest rates that I'm not looking to replace.

Fort Collins did it since the 1960s and only recently created a law against it because of rent rates.

If everything works out and you are dealing with a legit company this could be a great long term tenant paying above market rates. 

The interest rate on a HELOC or Heloan may be better than the personal loan. 

Even at a high cap rate you've got several million dollars of market value here, so I'm curious about your base numbers.