Ofc the multiple lenders would have a smaller interest rate and a limited amount of funds.

Re-consolidation loans are easy to get for your situation but you will need proof of income (I'm assuming that's no issue since your limits appear to be high). 

If a party is not notified, the statute df limitations does NOT begin until they get notice. 

Is there no limit when it comes to equity?

With your parents down the street, you could just bring your necessary items leaving seasonal clothes storage and other things at their place to limit your items needing storage to free up for the paying roommate.

there was a young man from Davis or Vacaville who was getting going about 6 months ago in that area.. maybe he will surface.. he was trying a little of everything.. ( with I think limited success) but I think he decided he just was going to get licensed and try to earn commissions instead of spending so much money with no result.

real estate is anything but no work  yes limited to no physical work but to be able to live off of your investments takes time and frankly more seed capital. but the biggest bang for your buck with 100k is going to be using it as a downpayment and do fix and flip... but you need to be very cautious.depending on your market this could be one or two flips that would make 20 to 30k each and you could do two a year.not sure if 40 to 60k a year income would do it for you.. some it will some it wont.. rentals NO way no how not in todays markets..at least to start.you could do the BRRR pay cash and refi.. but yoiu need a job and great income to refi.. ?

If you are really worried about lawsuits, liability insurance is the first step.

While some people are making it work it’s illegal in much of the valley and limited to 1 every 600’ in the rest and/or a minimum 30 day rental.

Its not used because, and at least from my limit experience, I've never come across two investment that had such similar characteristic that I needed to get that level of precision in my measurement.