Ask them if you can buy noise cancelling headphones or something the child needs for Christmas?

I'll fix it up over Christmas and hopefully be ready for a refinance first part of the year and get tenants in there.

Super long shot here, but I was wondering if there was any advice out there as to what would be a good tangible Christmas gift for an adult to get a parent who is into investing, real estate, and individual stocks.

Normally dealing with a problem like this is a big challenge, but dealing with it over Christmas eve & Christmas day with extreme freezing temps when no one wants to work adds significantly to the complexity. 

Christmas present to myself. 

Merry Christmas!

It’s important to include anything that regularly comes up throughout the year (here’s a hint: birthdays, Christmas, soccer uniforms and summer vacations come up every year).

@Mike Olszewski Leaving the state is just personal preference.Helocs from what I have seen was one of the top causes of the housing crisis in 2007.The road I went down ten years ago, getting my head cut off, is what I'm trying  to prevent you from experience the same hardships I went through.What I have been sayin on this thread isn't an awnser people like to hear but it's the truth that's all.Whatever you decide to do its your money and your properties, nothing but good fortune and good times is all I wish you, merry Christmas.

Quote from @Jonathan Christmas: So I have a friend selling his place for well below price a true wedge deal.

.: Markets slow down in the winter, particularly around Thanksgiving and Christmas.