thank you both. based on what you are saying I cant simply say NO ROOMATES, but can impose conditions that roommates will be eliminated.

It would eliminate much of the hassle involved with a 1031, allowing you to invest the profit when/where you want.

Then snowball, refinance, eliminate the highest, etc.

Agree with @Costin I. that assigning the beneficial interest to yourself eliminates liability protection provided by LLC.

I have some BAD debts I could eliminate, some debts I could work on, add to savings, or do something else?

Automatically reject a tight tank unless there's an extraordinary reason not to.If it looks like there's meat on the bone, go for a look and make a fast decision and write an offer and hopefully we get it accepted.The key is to get the offer submitted as fast as humanly possible, preferably before the open house - and set a *very* fast expiration on the offer so the seller / seller's agent doesn't have a lot of time to shop it around.For experienced flippers who want to forego the home inspection, great - eliminate the inspection contingency. 

Not only can I get it at a slight discount because there will be no commission for a seller to pay, but I'm looking to eliminate to competition this way. 

You can eliminate the points and take a higher rate in most cases. 

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Understand you can not eliminate all risk, only mitigate it.

And ideally you will eliminate the HELOC balance at some point by either refinancing into a fixed rate loan, selling the property for a profit, or by some other means.