Deciding whether to sell or keep renting really depends on your long-term goals.

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.

We rent it in between $75-125/night, depending on the time of year.

So many dependent on government.

Hey @Logan Barwick, I personally like option 1, but this depends on what your strategy is to grow your real estate portfolio.

Depending on the ARV some are even able to get out all the funds they used to quickly rinse and repeat

@Jill Young I may have a product that can work for you depending on the property specifics. 

Loans like this can be useful or very dangerous, depending on how you manage your business.The ideal situation for a loan like this is when you have a property that will take a while to get up and running. 

Depends on type of facility.  

And that depends on how you view the costs.