@Jill Young I may have a product that can work for you depending on the property specifics. 

Some lenders offer creative solutions, like a cross-collateralized loan, where they use your existing equity as security without refinancing the duplex.Another idea is partnering with private lenders or exploring a second-position mortgage, depending on your lender's terms.

Items like a missing doorbell or blinds may fall into wear-and-tear depending on their age.

Deciding whether to sell or keep renting really depends on your long-term goals.

If you have one of the older, turn of the century mid town houses, you are probably getting somewhere around 1600-2000 depending on the condition of the home, availability of a garage, etc.It is an older home, from the 40s I believe.

Selling for $380k means an $80k taxable gain at long-term capital gains rates (0%, 15%, or 20%, depending on income).The $80k HELOC used for personal debts doesn’t affect your taxes.A 1031 exchange could defer taxes, but you’d need to reinvest in another investment property, not a home for your mom.

Quartz is a little tricky, but for the most part, a slab of Calacatta will cost somewhere around $750-$1,250 depending on the grade and thickness.

This will all depend on how good of negotiator you are. 

Depends on the area.

Hey @Logan Barwick, I personally like option 1, but this depends on what your strategy is to grow your real estate portfolio.