So now you have a hard core Landlord, and a PM who prefer to move on and will see little value in exhausting all legal recourse in pursuing the back rent.  

I received an email last week stating the county funds have been exhausted and my tenant was denied rental assistance. 

I've created a very thorough pitch deck explaining the project with pretty decent returns for LPs (20+% cash on cash returns) but seem to have exhausted the normal circles I run in and apparently I can't really expand them without running afoul of the SEC...?

You'll probably get exhausted with this so you need a PM who serves at the ground level so you can focus on higher value tasks. 

Its exhausting, and i just need a place to live tats affordable.

My concern with this would be exhausting all my heloc funds for unforeseen repairs.

Does this bathroom have an exhaust fan?

It looks more like a commercial exhaust fan than a vent.  

Hopkins im guessing aslong you withstand the debt to income the banks will give you the nod

Lots of legal opinions here, but most are inaccurate.It is true that, absent an estate planning vehicle (trust, etc.) there needs to be someone with “standing” who is empowered to pass title.