@Tammy Wise  I have not worked there in 20 years but it was a ROUGH town then and I don't think anything has changed..

Of course, it is always better to have one, safety wise.

One of my investing partners told me (and wisely so) that there is ALWAYS an heir.

The loan will look better credit-wise though because the HELOC will be seen as a revolving account and they don't like it when you max out revolving accounts as much.  

We are all fairly happy with our current situation and I know that numbers wise staying put with low payments makes the most sence, and living frugally feels great.

Love the area, as we have awesome neighbors, and the demographics are only continuing to shift favorable, but we are definitely not emotionally attached to the unit.Wish I had the real estate background to make this easier, but that's why I am here now - to learn as much as I can from others in order to make a wise decision down the right direction.  

HakimWhat is the JV partner supposed to contribute, cash-wise?  

I just learned more about this at a REI meeting in Albuquerque last week so I'm no expert, but as I understand it can be better tax-wise than straight selling and certainly a whole lot easier than renting. 

But I don't know if it's wise for me to go into so much debt, particularly because I can't be there to supervise, and I don't know if I can line up the financing (credit score = 661/682/690).Any insights are appreciated.

Just what we need thanks for all your wise info Yoda.