Find someone fee based who can talk you through what your finances and options could look like if you do or don't sell all or some of your properties.

From what I read the only option is to move in after her passing which we will revisit when the time comes.

BUT, yes, refinancing IS an option, because given the new situation one could not only wrap all that renovation cost into financing but also pull out the vast majority of capital deployed into it and still be sitting around 50 LTV, bringing COC potential above 50%, even verging on 100% yr2 and infinite from there after. 

Hey Robert,I think Cincinnati, OH is a great option to look into.

I'll look more into doing the living trust to see if there is options there for me. 

Looking for a PMC in Detroit who has access to many deposit insurance options so that we can get out of the management business. 

For reinvesting, given you're not a fan of the stock market and are looking for more conservative options with $50k liquidity available within 18 months, you might consider CDs or high-yield savings accounts for the downpayment (which I wouldn't have suggested a few years back, but now, some 1-year CD payouts are commensurate with iBonds [5.27% through April 2024] and with fewer restrictions).

I get that, someone is looking on VRBO and just like everyone else who sells something, they want to make sure you find something you buy, so they throw up other options you might like.Well in this case this is what they threw up:I mean really?  

You may find more options / easier to tap into some of it at least.

I have seen so many options in BP that it is almost overwhelming.