HELOC can get closed down by lender if market goes southNON owner cash out refinance is expensive today as to the risk lenders see ahead. 

I have reserves which really isn't any of her business I believe that was a push to put fault on me tho for whining about her overlook...

The challenge for us is finding the gems where I can push the value on the house...like by adding an addition or taking unheated space and converting it to heated living space, or adding another bedroom/bath. 

Thanks ahead of time! 

You have the right idea of how to market.As a broker, I encourage sellers to get a phase 1 before we go to market - that way we know ahead of time if there is any remediation and can either fix it ahead of time or price in the work.

Give us dates before “prime season” and block the dates ahead of time?

Yes it is entirely possible to invest in an area by never visiting the area but if people are planning to have a huge net worth tied to a specific city, you may as well spent the money to visit for at least 3-4 days.The trip doesn't necessarily need to be all business.Plan the trip appropriately - tell your contractors, tenants(if you want), property management companies that you will be arriving ahead so you can meet with them. 

If you are getting a place on the cheap - especially in today's market, you might have LOADS of work ahead of you in repairs prior to placing a tenant (or 2).Still workable, but that's what I see from the info you presented. 

If the house, your primary has what your family wants and within, key word, your budget you want to spend on housing, then go ahead.

I essentially thought of everything that could be set up ahead of time to drastically reduce the upkeep.