If you added in the cash you should have to protect against contingencies, the actual return goes down (or the risk sykrockets, your choice)- If the $300K properties cashflow, definitely a better bet. 

Then they won't need an upfront payment for work they haven't provided yet.Also, get a signed contract, copy of the drivers license, contractor's license and be added to their liability insurance.

In this case though, it makes it very tough to keep the current property cash flowing if I pull the money out through the HELOC though (while it's not directly added to the mortgage, it all still washes out into much larger monthly payments) though, so I am very leary!

You can also search Google and read reviews.

If you DM me your email address I'll get you added to our events email list.Regarding the options you listed, I think #1 is best.

Or, is there a manual workaround like keeping track in a Google Sheet or Excel?  

I did a quick google search yesterday trying to find one in my area and got a lot of corporate type responses eg fill out this form and check the website etc.

Not sure where the ad litem attorneys stand in all this. 

Maybe adding a parent a lease co-signer (and payer) might help.

However, if I tried to sell this note, I might have a difficult time doing so because there is no open market for selling notes and adding the fact that the note is in default, I might have to discount the note if I wanted to get cash for it.