Probably the most exhausted topic in these forums.

This is for a property sold at auction which I will exhaust all of my money at the closing table.

So now you have a hard core Landlord, and a PM who prefer to move on and will see little value in exhausting all legal recourse in pursuing the back rent.  

I received an email last week stating the county funds have been exhausted and my tenant was denied rental assistance. 

I've created a very thorough pitch deck explaining the project with pretty decent returns for LPs (20+% cash on cash returns) but seem to have exhausted the normal circles I run in and apparently I can't really expand them without running afoul of the SEC...?

You'll probably get exhausted with this so you need a PM who serves at the ground level so you can focus on higher value tasks. 

Its exhausting, and i just need a place to live tats affordable.

My concern with this would be exhausting all my heloc funds for unforeseen repairs.

Does this bathroom have an exhaust fan?

It looks more like a commercial exhaust fan than a vent.