Unless a property has a non-conforming use permit (NUC), there are only 4 areas on O'ahu that you can legally do STRS.  

This is assuming the way you notified the tenants of the new rent was considered legal notice in your market. 

OR refi one at 70% and get the 45k loan leaving some debt on the line of credit but keeping home 3 free and clear and adding a lot of value to it as well as getting some really good rental income from it.

There was no debt on the land and she lost the house so I swapped her the land and she kept the house free and clear..

A debt service loan is popular for that step.

I don't necessarily need the standard features of pm software, such as rent collection, bookkeeping and maintenance requests, though that could help; but do need a clearinghouse of important information, such as leases, legal docs and other information; maintenance vendors I use; maintenance history; and some kind of tracking system, where I can record the various current projects I'm working on within the business.

Eliminate debt, establish a budget, and save.

He is renting the unit and will carry a bit of debt for a couple years but once he is clear of that he will do very well for himself.Park owners want their empty spaces filled. 

Quote from @Kevin Sobilo:Monthly Rent + Monthly Debt Payments <= Gross MONTHLY Rent * 45% Obviously I made a typo.

Eliminate debt, establish a budget, and save.