Benefit to the conventional option is that this does not apply. 

Current rental: est MV = $375k, current mortgage $218k, net $157k One option is to do a cash out refi on our investment property to pay off the HELOC.

I'd love to hear some suggestions on what my options are?

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The squatter was out 5 months later due to numerous assault cases towards the staff and my neighbor.

@Cristian Estremera the initial difference is the financing options.1-4 family are eligible for FNMA, FHA and VA mortgages.5+ units require commercial/DSR loans.As number of units increase over 5, management changes.

Not sure if there is a DM option on this site lol but certainly willing to connect and share ideas

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I am assuming a warranty deed is the best option over a quit claim, esp since I already filed two quit claims (The first was to change the tenancy from joint to tenancy in common; and the second was to add my daughter as a tenant in common).My situation is pretty complex...or maybe I'm just making it too complex--I'd love any input anyone might have!

Depending on the number of rooms, section 8 may also be a good option. 5BR is paying like 3K with utilities in PVD.Ultimately, I think you should sell it.