Equity in your home is dead and non-performing.

I wasn't happy with the returns I was getting for a few years in the 529 and I was looking for something to invest in where effort could lead to more return.Nothing I can do day to day will effect what the market is doing and in turn how my 529 performs.

@Rob Lee, the nice part about moving to a commercial asset is that lenders are more interested in how the deal will perform and your experience as an operator than they necessarily are in your other income, DTI, etc.

I actually see this as the worst of all choices as it limits what additional properties you can purchase and keeps you locked into a non-performing asset.I think there is much more risk keeping your money locked in your current house than if you were to redeploy in a MFR or even just dump it in index funds.

I would love to network with some investors in the Delaware county and Philadelphia areas and learn more about how to successfully perform the BRRRR method in these areas. 

The only way you make this thing roll is by buying a really good deal, fixing it up or making it perform and then refinancing it for a large lump sum.   

It's an ok deal, and ok deals can become good deals when you factor in education.My first property is my worst performer.

This is achieved by first having a cost segregation study performed.

As far as I can tell, the bank's appraiser will want to see before and after pictures that show that quality work was performed, but does that mean reviewing permits?  

The title is then in your name until he exercises the option (if he ever does).