My wife and I constant kick around this idea the hardest part of course is living family.

Tax is accessed based on sale value.

I think that the HELOC may be a great option as it would give me access to cash and the income from renting.Thanks

In most places using the standard REALTOR form is not only a violation of law, it's also not smart... with the contract constantly referring to the broker(s) involved and whatnot.

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.There are a few self-contained guides that you can access here: https://www.biggerpockets.com/guidesThe site has quite a few tools that can be helpful for new members.

In between life and raising our daughter, I'm constantly listening to podcasts, reading books, or educating myself online.

I think he just doesn't want me to have access to board information and how they are using the funds.

I have access to the MLS.

If you have access to the same amenities then I don't see why it would matter how big your unit is. 

For instance, as you've described the building w/ commercial on 1st floor and residential above, the housing section of the building code considers the 2nd floor to be the "ground floor" which by code must be accessible, so you would need an elevator or ramp up to the 2nd floor.