@Chani Walker can guarantee you can find someone cheaper, but then which services do you want to give up and which do you want to accept less service on?

@John Underwood thank - I replied on platform and no more follow up from the inquirer

Comes with the territory of being a litigation/trial attorney for almost 40 years.

Both allow for renovation and the Homestyle is less restrictive than the 203. 

Since the HELOC was used for a business use (renovating the rental) you can deduct the loan interest against that rental using the interest tracing rules found in §1.163-10T. 

In addition to the interest of the loan, you'd also be paying this as well. 

Tenants like to set up insurance, show proof to the Landlord, and then immediately cancel the policy after moving in.

@David Avetisyan If you sell your home for $510K and provide a $10K seller credit, your taxable gain is based on the net sale price of $500K ($510K - $10K credit), as seller credits reduce the gross selling price for tax purposes.Tax Impact in CaliforniaCapital Gains Calculation: Your gain is the net sale price minus your adjusted cost basis (purchase price + closing costs + capital improvements).Primary Residence Exclusion: If you’ve lived in and owned the home for at least 2 of the last 5 years, you may exclude up to $250K (single) or $500K (married) under IRC Section 121.California Tax: Capital gains are taxed as ordinary income at rates up to 13.3%.The $10K seller credit lowers your taxable gain.

You're in the right place to learn about real estate investing.

You didn't write how much 'sweat equity' you put into this place, but it was likely well worth it given the $400K cash out.