Turn key properties just don't pencil out as good fit investments for me.

I sign on the HELOC today and all is well, other than my bank account being $700 leaner...lol. 

However, I've put about 40K into the building in the past five years and the result is a nice, updated, prior duplex turned triplex. 

Make sure you have the okay from the city because that's a big deal to turn a duplex into a fourplex. 

I have a few out of state turn key and a few rentals locally in WA that I manage my self.

Meanwhile, the performing note I have turns out a nice return every month.

Her grandfathers name is on the deed of the house, and so the lady herself cannot sign the “agreement of purchase” contract.

I would think this would turn off a lot of buyers.

If you plan to live in it for at least 12 months after the work is completed and it is not owned by a corporation, LLC, etc, (Again, not sure how they research this) then you can sign a Homeowner affidavit and work as your own GC and hire out the respective licensed trades to complete the work to be inspected. 

Will he need to be present in order to sign the Purchase and Sale agreement since he is technically the seller?