I know personally I have benefit with my 90 home project 20 miles south of Downtown PDX..

Could get a personal loan beforehand to help cover the difference.  

My main concern would be using HELOC on personal residence to make first real estate investment, not as concerned with the Roth/IRA but still don't want to make a big mistake on the first one. 

I understand that I can deduct mortgage interest up to $750k on my personal residence.

Many groups during Covid have switched to online only or a combination of online/in person events.

I am personally a big fan of Cincinnati for its growth and potential.

I know these guys personally and can vouch for them personally. 

Thank you @John Mason.Do you have personal experience with this firm or some you know is good and reliable ?

It's similar to how you report it for tax purposes in years where you aren't selling it, you report 50% (or whatever % is allocable to each side) as rental property and depreciate that 50% while the other 50% is your own personal residence and therefore is not part of Schedule E.

You are looking to rent or buy a space with a partner to have a personal fitness business or just a class?