Our landlord is charging us for sanding and staining the entire room.

Just for reference - we rent fully updated SFs and charge above market rents, so I am not suggesting slumlord conditions.

Meaning, a standard conventional loan will require you to have 25% equity to refinance. 

Vacancy (figured roughly based off 5% of monthly rent): $70Rent: $1400Cash flow: $110Another pro to this is that my family will be taking care of property management because they live in the area with several other properties around that they currently manager for free of charge (I will be responsible for capex costs, but day to day managing will primarily be done through them).

So basically you have a property that you are currently living in that you have a HELOC on, and the bank is going to force you to close the HELOC once you convert it to an investment property, and you want to retain access to the ability to take out funds whenever you want without doing a conventional refi - is that right?

condition, location, is what drives rent rates,, you won't know what can be charged unless you compare to others in same area,, might look like a peach outside but is a lemon inside. 

If you need more help, I'd contact the local government entity in charge of titling mobile homes in your area and explain the situation.

Does it have to be a third party service that charges you monthly, or can it be done by a plumber without monthly costs to third party?

So the terms aren't AS good as conventional, but still work in our area.

If the above is right I read that if you live in the property for a year you don't have to charge the HST so I was thinking about a rent to own scenario then after a year but the place thus avoiding the HST.