I heard this was an issue a long with bad or inconsistent call connection.Some of these concerns were brought on by reviews of other investors using it as I'm doing my due diligence, trying to upgrade from Podio to something more professional and robust. 

I have lenders that I can point you to that would likely be able to give you a better product that will pay off that primary residence loan, or restructure it into one that doesn't take so much long term value out of your equity.

I am investing out of state, I am from long island and work in NYC.

If she lives rent-free, you retain control of the property but lose the ability to claim rental-related deductions.For long-term planning, consult a CPA and attorney to ensure compliance with tax rules and align ownership structure with your goals, including potential conversion to a rental or estate planning considerations.

Given California's hostility towards landlords, you would also need enough cash to weather some long evictions.  

However, I probably would not upgrade it but I would rent it out LONG TERM at least until you know your long term status in Portland.  

@John R Bongiovanni Aside from those services, I have done a lower security deposit in exchange for a higher rent on a long term tenant and they were fine with that.

@Cole Starin What type of take out financing did you line up to payoff the private money and get into long term perm debt? 

North Linden, South of Main, Vassor Village, Woodland Park, MT Vernon, Milo-Grogan, Franklinton, Merrion Village, Hungarian Village, Southern Orchards, Driving Park, Olde Towne East, Franklin Park, King Lincoln, Old Oaks, Livingston Park are all but not limited to some areas in Columbus, Ohio I think will gentrify quickly and make for great long term buy and holds.

I also don't want to focus on one market, and not be able to score the right property for who knows how long, and then end up missing out on other locations, as being a long distance land lord is very popular as well.