The combination can create a "live in it til I own it" type of atmosphere and closings run 120 days.

Seems like it's probably a fairly saturated market with slim margins, but considering it's a hobby already, might as well combine them? 

I use a combination of excel and a notebook. 

I am looking for some creative ideas or combination of loan types to put me in a position to buy land (maybe owner finance?)

ya that's basically mission impossible under the scenario you outlined.There is a lady I know from Oregon and this was her and her moms experince.They bought a duplex  ran that for a few years sold and bought a 4 plex ran that for some years then they were able to buy a 8 unit  then next step was a 20 unit. 

The home loan was based on your combined borrowing power.

You want to make sure that it's paying itself down not just maintaining the HELOC.Some combination of that and cash should be pretty favorable for you!

They fail more than non GFIs and when one triggers I want to identify it as easy as possible without needing to check additional GFIs (ones that are unnecessary if the circuits were mapped).If you only wanted the portable dish washer and were fine with existing outlets, you could swap outlet dishwasher was plugged into with a GFI in less than 30 minutes. 

Combined rents on the property net roughly $4200/mo after expenses (PM, taxes, ins., etc.) 

Or any combination of these.