So, coming up with more capital to invest in another property requires some creative thinking.

If the US proves out to be the safest investment haven globally and sees continued capital inflows, Treasuries will likely compress / fall and investors will turn to real estate to continue to diversify.  

They try to source deal flow, and raise the capital for the deals.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

My goal is to wholesale some properties single and multifamily to build some capital while fixing my personal credit and building my business credit.

When I was younger I spent a large amount on a rehab turned into long term rental, but nearly cleared out all my capital.

Cornerstone Capital LLC?

Cost of capital is high right now. 

This defers capital gains and depreciation recapture taxes on the sale of your fourplex.After converting it into your primary residence, you may qualify for the primary residence capital gains exclusion ($250K single/$500K married), but only for appreciation after the conversion; gains from the rental period remain taxable.

The NAIC—the National Association of Insurance Commissioners—is the regulatory support organization created and governed by the chief insurance regulators in the United States.5.