I'm not super familiar with this area in Illinois but I'll include a zone map to help you find some quick fixes- just figure out he zone specifically and go with a zone appropriate choice(s). 

@Stephen FooteHi Stephen- yes as far as going with 20% down and that eating away at cash reserves the best choice then would be to wait until you can go it alone.

You had no choice. 

So in the future you could refinance the rental to take out tax free money to pay down your primary residence to accelerate this even more, or sell the rental to capture the equity in it to pay down the primary residence.Regardless of your choice- refinancing would probably be in your best interest on one or both of the properties. 

The rules here changed for the last round of funding-- where people with evictions pending are prioritized which sucks because I hate to file (damaging) eviction suits on tenants that are likely to pay in the end.Another reason we may have seen higher applications is because we put a mutually beneficial system in place for working with tenants who ( we knew) needed help but might could/would have begged, borrowed or scraped to make the rent had no aid been available.I do expect to fully collect 100% of rent due for the entire moratorium period.

@Kevin LeAt some point it becomes a personal choice in terms of which area works best for you (SF/South/East Bay/Peninsula) etc.

REebroker is likely your best choice. 

Strictly from a cash flow perspective, wouldn't it be beneficial to use cash from a refinance to fund a downpayment as opposed to a heloc? 

But couldn’t getting a regular loan with PMI to greatly reduce the down payment be just as beneficial and good as an FHA?

Despite appearing 'scummy', what I proposed, is effective, and far more beneficial to the heirs, who are not willing to probate their inheritance, than letting it go into property tax foreclosure.