With the equity you’d free up, paying off $50k in personal debt and boosting your credit score while freeing up $3k/month sounds like it could significantly lower your stress and open doors for future projects.That said, selling means you’d lose a cash-flowing asset, even if it’s not huge.

There a handful that can do lower  than 620 at 50% LTV, however the rate will be very high My current score is around 670-680.

if there is appreciation, but you wouldn’t sell your current home tax free and buy a neighboring home to rent out, (There by raising your cost basis for additional depreciation and lower capital gains tax.) then it probably doesn’t make a good rental property. . 

Suggesting to them buying their house for a wholesale range offer or lower dependent on the extent of the rehab, then having a contract in place that gives them a percentage of the profit to help get them back on their feet, paying off debts etc.

@Urvesh Patel recommend you focus on Neighborhoods, NOT zip codes.Zip codes are too big and in urban areas, often include Class B, C & D Neighborhoods.For MTR you'll want to focus on Class B, no lower than C+.

I think the economy has a number of diverse employment options, lower prices than King County while still being within driving distance.  

If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile. 

Right now they are "high" (compared to 2020) and people "think" they are going lower. 

If you are willing to entertain areas outside Gainesville, you should look into areas like South Fulton, Forest Park ( lots of lower priced inventory) Jonesboro, and College Park to name a few.

It starts with doing 10-20% of the work and paying much lower taxes.