At any rate, I saw someone trying to explain how the @... works yesterday and I tried, but I really couldn't figure it out.

We do lower rates, and I'm curios if others have run into a "floor price" below which you just get problem guests.

Look, we’d all like to search the internet, find a deal for sale, analyze the property as having a great cash flow at current interest rates, with lots of upside potential in a gentrifying market.  

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.

If he owes a decent amount on the property, wouldnt the conventional route make him lose whatever interest rate he has?

El-ErianSun, January 10, 2021)) Mostly, I see a hint that it could result in rising interest rates.

While less than 10% of the mortgage industry offers 40-year mortgages, here's something to factor in: they often come in with a rate increase of 20-35 bps.Assume 35 bps.$300k mortgage at 7.25% (30-year): $2,046$300k mortgage at 7.6% (40-year): $1,996Technically, it lowers the monthly, but not by much once factoring in the rate adjustment.

I'd wait this one out until rates lower and you can refi and learn from it to buy better the next time around. 

Quintessential coastal PNW with beaches that are among the top rated anywhere. 

It's definitely possible to get a loan as a foreigner but the rates will be high(er) and the downpayment required will be as well.