The benefit is it is revolving so you can take it out and pay it back multiple times.

I’m continuing to work with the tenant, but we’ll be approaching two weeks late with no signs of plans to pay.

This means that you will probably need to pay registration and filing fees in at least 2 states if you don’t buy CA property as a CA resident.Any lawsuits should be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced, some debate as to SMLLC).

In major cities I can get someone out for emergency service typically same day, even if I have to pay overtime for after hours work.

If a tenant causes a claim, why should the landlord's insurance pay - possibly resulting in an increase in premium or even a cancellation of the policy?

I suspect the stock market and or building then selling a bizzness created a big majority of millionare wealth and or just high paying jobs and save your money :)

There isn't enough cash flow in these deals to pay the mortgage, monthly expenses and the HELOC that I'm trying to leverage against.

Don't pay expensive plumber to dig ditches. 

If you are not planning on doing the management, and in today's world it doesn't pay very well for the time,  then you can look for the best market posable. 

Because it is an investment property, you would pay all fees, including appraisal.