However, those typically have a loan min balance of 400k or more.

FWIW i manage our 3 rentals plus our primary myself and i'm average skill.property 01CONVENTIONAL MORTGAGE5.375fixedoriginal loan amount $ 173,750.00monthly payment $ 972.95balance $ 76,047.67maturity dateAPR. 2041estimated equity $ 509,380.61estimated maximum sale price$ 615,000.00 prop taxes $ 6,741.79purchased feb. 2004 refinanced MAR. 2011property 01Portland OregonHELOCcurrent rate 8.5original4.0original amount$40,000.00 payment$211.75 balance$29,571.72 maturity SEP. 2034

You asked about a property you have listed for sale and property taxes that are coming due and the consequences of not paying them until the property sells.Generally, the local taxing authority will impose an interest penalty on any unpaid balance after the due date with a long grace period before you would have to worry about unpaid property taxes affecting your ownership of the property or your ability to sell.In all likelihood, the property taxes will become a part of the closing and will be deducted from your proceeds at the time of sale.By the way, property taxes are always in first lien position ahead of any other debts like mortgages.

Again though, I like that they have so many resources, checks, and balances at their disposal to get us through the deal smoothly.  

I am a real estate agent + I'm in the middle of a gut rehab and it's hard to balance all of this with family ( kids + partner)

I prefer Helocs because I only use as much as I need, I don't mind keeping a balance on my Heloc because interest is using fairly low.

I think both need a great deal of people skills being able to deal with multiple different people with multiple different desires in the transaction and being able to balance all of that is hard work in of itself.

So does this mean all that they can do is remove the equitment and nothing to do with liening the home for the remaining balance ? 

For us there is a balancing act of improvements for guest experience, with functional improvements.

Someone who is paying a higher rate, on an higher balance, and an even higher mortgage payment than you and pay them below market rent.