She is going to move to Arizona due to health issues but she is not sure when.

I've encountered a moral dilemma and wanted to ask BP members about their thoughts.

Parents are in their early 80s with multiple health issues.

The obvious dilemma or concern many investors are worried about is the “Due on Sale” (DOS) clause being invoked and the mortgage company calling the note.

The GFE still shows $600-$700 per month cashflow after the cash-out refi.I guess, you answered our dilemma. 

In that case, you would qualify to exclude some or all of the gain on the sale of your home if you did not use the exclusion on the sale of another residence during the 2 year period that ends on the date of sale, or you used the exclusion within the last 2 years but this sale of your home is due to a change in employment, health or unforeseen circumstances.For rental property, the law has additional limits on the amount you may exclude.

Certain funds are best kept separate, especially tenant security deposits.Since you have already started the co-mingling, but have not yet finalized your documentation and bookkeeping, I would advise you to meet with your new tenant, explain the dilemma and start over.

thank you @Dawn Anastasi, I invest in a gym membership for great health so I figured I would invest in PRO membership for great wealth.

However, my dilemma is that I currently want to get into a house with my mother (hopefully).

And then you have the usual concerns about the neighborhood HOA and its health and functionality, I am wondering, how can I trust a home builder or how can I come to believe that the neighborhood is safe to invest in?