I am learning but am struggling to tie tools, etc, together to understand a deal.  

I think that the HELOC is a short-term tool, as you note.

I agree with @Jonathan Greene here that the first step is thinking through what to do with the primary residence - you might try this tool that I built a few months ago to analyze whether you should keep or sell the primary residence! 

I appreciate your thoughtsSorry for another question, I still beginning my searches about this subject, in this case do you have a LLC holding managing all other companies or all of your companies are totally independent?

Please message me if you’re still looking and like to talk :) good luck with your search!

To that end, I made a Google sheets document with every hospital system in GA along with the following data:CityZip CodeRentometer 2/X   (what a 2 BR, any bath) goes for on Rentometer)RentRentometer 3/1+ Rent (what a # BR, 1.5+ bath) goes for on Rentometer)"Minutes to home"  (how far a drive it is for us)"Staffed Beds"  (measure of how big a hospital is)"Total Discharges" (a different measure of hospital size)"Patient Days"  (yet another different measure of hospital size)"Gross Patient Revenue ($000)" (you guessed it, hospital size)Map Searches & Housing Requests (this and everything below was from FF.com stats page)Furnishedfinder.com Page ViewsTotal RoomsPrivate Rooms % UnitsHotels% Whole Place > 2500 %Whole Place > 2k < 2.5k %Whole Place > 1.5k < 2k %Room > 1500 %Room > 1k < 1.5k Page view per roomThis allowed us to narrow our search to hospital systems near us (less than 2 hours) in a less competitive market (higher page views per room advertised on FF.com) with a significant % of units being rented on FF.com at higher rents (more $). 

If you are concerned with the types  of prospective tenants  who may do a drive by to check out the place as a first step of their apartment search you have a real estate problem my friend,  not a leasing issue.

I recommend you do a google search for "real estate seller financing" and educate yourself through some blogs, then have a conversation to see if the two of you can agree on terms that work for everyone.Be sure to use an attorney to draft the documents, not the same one the seller uses.

Is there a no win / no fee type of service I should be searching for?   

Giving the recurring issues with labor quality and scarcity, would you say automation tools like construction 3d printing or other tech are worth exploring?