Conceptually you want to take an approach that minimizes your need to be on site - and for that reason I would advise against BRRRR.

This doesn't replace the need for a MSA that will capture additional clauses needed on a Contractor-SubContractor relationship, this is just a project specific form you would use in addition to the MSA (prepared by your Attorney):This template is for informational purposes only and does not constitute legal advice.

Any suggestions or advise on HELOC’s are greatly appreciated as well. 

I was advised today by a retired real estate professional, who is licensed, that if you offer an application to someone for a loan, you must be licenesed by the DRE.

If you want more assistance than this general answer, you'll need to post more specific facts about your situation.

Readers are advised to seek professional advice. 

Did anyone advise you, mentor you ,on how to find and vet an interior decorator?

For other concerns, I would and still do advise them to reach out to Investor Relations etc.  

@Jeff Shaver There is no specific statutory time frame before you can do a cash out refi after completing a 1031 exchange.

Any advise would be great.