@Ryan Williamson if you are just starting out and do not have a high net worth or multiple large assets in your name then you are better off buying investment homes in your personal name so you have better access to conventional 30 year mortgages at low rates.

I cannot travel to US since restrictions coming Canada would take me away from my job.Seems for now like the only option is an online bank.

There is no driveway; just a gravel alley to access the garage.

It consists of two side-by-side campers on lot by a lake (full views, but access is further away) with a fire pit and outdoor space.

One way to access the increased value of your home is a cash-our refinance. 

My plan was to cover most of the mortgage through Airbnbing out the garage apartment since it does not have a kitchen, but come to find out as I am closing there are restrictions on STRs in the HOA.

We decided that keeping the home as a rental, while retaining access to equity was the best route.

She has told you her main pain points so that is great.Look she will be getting access to a big chuck of equity even after taxes.

They can give you more information on the restrictions in your area.   

The HELOC replaces the mortgage in that case, giving you access to as much as 95% of the appraised value of the home.If you do it that way, you can plow all your money into the HELOC, hacking away at your mortgage while you're looking for a new job and a new home, and once you find both, you can pull the stored equity from the home and use it to purchase a new primary.Once the HELOC is in place, you can forever use it as a revolving line of credit to invest in new rentals.If you refinance, even at a better rate, the bank wins.