My mom passed away and left me with a large chunk of change most of which is in mutual funds the other half is in a retirement fund growing very slowly.

There is another $16,000-$17,000 worth of labor which other subs were contracted to do and which are also about half way to complete for their first payday.If I fire the contractor now, I will likely never see the money back from him and all of the other subs will file liens.

I tend to try and hit at least 8 percent, perhaps that is too low or misguided for others as a CoC return, open to thoughts on that.In any case, assuming half of this would be my HELOC and half my money, would that artificially increase my CoC return assuming I pay the HELOC back via the cash I'm receiving and then perhaps a year or so later refinance and pay it off? 

When I search for myself, it comes up with 13 numbers (where Deal Machine found none), about half of which look familiar. 

And to top it off:Very little furniture, lots of dump runs, sometime the grass and landscape get neglected for a couple weeks, always sweeping and vacuuming up dust, painters tape stuck to your clothes, joint compound imbedded into your jeans, tools scattered around the house, half a wall is opened, trim isn't done....

I'm in a rare situation where half of my rental property is zoned R3 (4-5 units) and the other half is zoned for single family residence. 

I was wrong, but if adjusted for NOI, half of 8-10% would be 4-5% which is what you were referencing.  

Think of a duplex, where you can live in half, and rent the other half out...you are in the learning mode now, it will be tough when you need to get on a jet every time to check out the house, and helpers. 

If you were to buy a duplex, live in half with your family and rent out the other half, that $10K could go further as a down payment. 

I thought giving him half or allowing him to keep the 48k from the refi would be sufficient.