She'd probably be able to put you on the line as a co-borrower.I've done this personally and it's been great for me and my situation!

Realize there will be a cost but also realize the value in a highly appreciated property in CA and the consequences of selling.  

Personally, I find BTRs to be more predictable with fewer ongoing maintenance issues, and they tend to attract high-quality tenants.

As a disabled person, I want to be in real estate, but I know I am limited. 

Thank you,KVBelow are my answers to some of your questions that I feel qualified enough to answer and then some of my personal thoughts on where to go from here."

Quote from @John Friendas Quote from @Patrick Roberts: If you are on the note or personally guarantee the debt, then it will affect the liability side of DTI, regardless of whether the lender reports the loan on your personal credit.

But, you need to talk directly to the person whose name is on title. 

I get that you are from there so you are getting emotional and taking my comments personal, which were not my intentions. 

Since your property has high resale potential, some lenders may be willing to work with you.Cash-Out Refinance – If you’re open to refinancing, you could take out a new mortgage for a portion of the home’s value (say, 60-70% of the $500K), and use the cash difference for renovations.Personal Loan – If you have good credit, you might qualify for a personal loan for part of the rehab costs, though interest rates are typically higher than secured loans.Partner with an Investor – Given the potential profit, you may be able to find a real estate investor or contractor willing to finance the rehab in exchange for a share of the profits upon sale.Your best option depends on your financial standing, timeline, and risk tolerance.

I would not borrow from ANY lender I learned of over the internet unless I knwe personally people who had used them.