This was before I was sure whether to bring in equity partners or debt partners.

So today while in theory BRRRR works and it sure works better if you live there.. out of area is massive risk.. to what in low value property maybe make 10 to 15k in equity.. not sure its worth it.. well for me it would not be not given the risks of getting ripped off.. 

Had I bought a house in 2006 for 100k and lost 30% of the value when the market crashed I would have lost 30k in equity.  

I have over 600k in equity and want to invest in some rental properties with the funds. 

If you want 10k/month PASSIVE (NOT actively running a real estate biz) then you'll need to grow about another 700k in equity (1,000,000 of equity x 12%ROI = 120k annual). 

I have about $250k in equity on my personal residence.

A HELOC is great if you decide to keep it, but if you're only making a couple grand a year and you have 100's of thousands in equity, you're probably better off doing a 1031 into more properties/doors. 

also what's a good way to structure the deal fairly, i think my mom would be ok signing to help me get approved, but she doesn't like dealing with tons of biz stuff, kinda gives her ptsd, i'd like to be fair, just not sure what that is, for i guess a silent credit partner, no cash, no decisions/input/expertise/etc, the property is $250k in a college town, currently 3 bed 1 bath, 1k sqft, that's almost rent ready, some paint/patching, there's a large detached garage that i was going to stay in while turning it into a second rentable uniti was thinking some kind of buy out option, that basically the house is hers and i'm managing the property, but i have an option to buy for a percentage of the purchase price, and i would pay rent until i can exercise the option,egshe gets like %10 purchase price $25k for signing, i pay the mortgage from day one, once enough in equity is built up (25% for investment prop loan(so i can count the tenant contract income against d2i)+10% for her+whatever else is needed) then I refinance/transfer/buy the house, paying her the $25kor maybe in addition to a flat number i could include payments like $100-$300 a month on top of the mortgage directly to her until i buy the house personallynot sure how crazy this sounds, any advice would be great

I have just refinanced my house and pulled out 10k in equity which were gonna use for part of the down-payment.

I live in Phoenix, appreciation has been great during this time and my 4plex has gained about 150k in equity and may continue during the next 3-5yrs depending.