You will have to pay tax on the depreciation recapture and gain on sale (if applicable).

Going pay some medical debt and I’ll be debt free.  

I recently bought my mother a mobile home on a lot cash in Corpus Christi so she will not have to pay rent.

You would pay a second round of closing costs, but only for re-fi, not with the additional seller / buyer closing costs that would be unnecessary (escrow, title, etc.).So anyone searching for VA renovation loans can always use this model as "Plan B" if you can't find a good VA loan.

It turns out a 2nd of my 11 investments in FTF has stopped paying and they are trying to foreclose on the property. 

If you use an Hard money for an investment it will be loaded with fee's pay points and high rate.Primary home is a simple DPA program either through the State, County or like CHENOA. 

The things you need to watch out for are the price you pay and how leads are distributed.

They had no lease in place, but have been paying on time. 

If not, she will eventually find a new place, stop paying rent, string you along, and then move out in the middle of the night leaving you with a vacancy, past due rent and most likely a mess and damage to the unit.  

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.