My long term investing goals are to build a portfolio and continue investing with my husband after this project.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

In the meantime I will continue the search for a new PMC and talk to our lawyer with the intent of filing a suit since odds are it will be needed. 

If it sells for >$120k I'll get a good chuckle and continue being clueless about this market. 

DSCR loans could be a good option if you want to continue to grow your rental portfolio.

There are but we have not continued in that particular area. 

Building out my portfolio with strategic, secure passively cash-flowing assets to continue to build leveraged equity.

However, if you'd like to continue to grow your portfolio and use your own funds (instead of OPM), then I would tend to say take out more than the 50k in order to fund future purchases.

Refinancing next year would likely allow you to lock in a potentially lower rate than the 8% you're currently at, especially if the market conditions continue to favor lower rates.Avoid Duplicate Fees: You're right in thinking about avoiding duplicate fees for the refinance and HELOC.

Hi There - We have had several clients make the numbers work here in Chicago typically with either FHA 203k and home style renovation loans.I continue to remind everyone that a single or walk right now will be a double, triple, or even a home run down the road.