I’d love to hear who you’ve used in similar situations, or what sort of rates and terms could be expected.

(I'm worried that my sisters lower credit score will negatively impact interest rates)Purchase the house outright for $160K , pay off the note, wait 6 months seasoning period and take a HELOC out for AUD.

Many properties are unrented, even at heavily discounted rates.  

Or are things like cap rate, cash on cash return and cash flow more important than the amount of rent you receive?

I see a slow slog downward until we hit the balance point mostly because the rates will remain elevated 6%+ for another year at least.

Rental rates are holding strong, which is promising for investors.

I have thought about doing a HELOC but I feel like I am just creating another payment at a higher interest rate.

What is the going rate for a 3 bedroom detached?

You can usually get this done pretty cheap $50-$100.

Personally, I think this state maybe the best place to get started because houses are so cheap here.