I'd suggest narrowing your choices down based on your long-term goals and what excites you most (sounds like hands on flipping).

It’s completely normal to feel a bit of analysis paralysis, especially when you’re in a position to make a move.The choice between a short-term rental (like Airbnb), long-term rentals, or a duplex comes down to your personal preferences and lifestyle.

There are many reasons why a cash out refinance is the better choice but there are a couple of reasons a Heloc can be used.

Same time, I can let her stay til the family find new home but afraid if she keep complain after lease is terminated.As I have another project, I am ok if they live quietly but what will be the choice if the lease is over and tenant still live there?

Without a diligent and responsive professional, touring, offering and closing on a prime investment property of choice is less likely.

I need some advice on which choice makes the most sense starting off?

So, you are left with the choice to proceed as is, negotiate a lower cost, get a concession, or walk away.I would get a quote and request a concession if they aren't interested in fixing it. 

The term "Price Improvement" is a strategic choice, aiming to cast a positive light on what might otherwise be perceived as a negative development.

Since you already decided to go with Quickbooks (good choice by the way!).

Thank you thoughCompetitive might have been a poor choice of words at my end.