I personally feel that the Lennox still has a better long term usage than a new GMC but as I said, right now the main goal is maximized appraisal price.Thoughts?

Hi Ron,I always recommend Todd Fleming's, "If You Can't Wholesale After This, I've Got Nothing For You" you can't go wrong with that to start but the main thing is you must take action!

I hate to take on more debt, but if my cash flow is close to what I was getting then I might pull the trigger and go for it.

If it were property taxes, that's a different story, but the income taxes are her personal debt.

Private lenders would be your best bet...but your play on the rental would be a cash-out re-fi more than likely...I really don't like the concept of assigning debt to your holdings just to buy more properties...your one rental paid off entirely will cash flow more than the next 5 you acquire with debt. 

Also, she may have some debts that can be paid off in a cash out refinance, or restructuring the overall debt.

I suspect that as part of what is considered in doing a full blown appraisal, your overall risk profile and DSR (Debt Service Ratio) will be looked at.You have to be careful about your assumptions and ensure that the stuff you're adding to your portfolio is capable of producing the income where that looks favorable, especially if you don't have other earnings (or much of them). 

They're mainly looking at the one property in-question, not you as a borrower necessarily, nor your overall income vs. debts. 

You need long term debt to make the property cash flow. a HELOC is more like a credit card, it's a revolving debt.

And by stress-testing I mean calculate what your debt service could end up being if by the time your 5 year balloon comes due, interest rates have hit 12-15%?