Practice these answers until they roll off the tongue.

You could roll the dice and attempt a sale, just be careful if you let an inspection contingency offer be accepted, you open yourself up to having to go back on market in the event the buyer backs out or the renegotiation goes poorly.

It is one thing to offer incentives upon signing the lease, another to roll over at every request.

If you can financialy shoulder a main failure then roll the dice if all signs look positive, If it would break you then pay the 200. 

Use the heloc to fund the construction, and then roll it over into a 2nd after completion.

I am crazy rolling in bed every night trying to find a way out.

It does not seem to, but a couple properties have significant amounts owed to an individual through an Assignment of Rents document and I just want to get another set of eyes on this to make sure I'm interpreting this correctly.The deed conveys title to the purchaser free of all encumbrances of any kind existing before the sale, except:(a) Any lien for installments of taxes and special assessments, that installments will become payable upon the secured roll after the time of the sale.

Plus you'll incur more costs when you roll out of 203K into a conventional loan.

Do I gamble my last dime on a single-family cash cow, or do I roll the dice on a flip and hope Lady Luck is on my side?

House hacking seems to be one of the best ways to get the ball rolling.