In my business for example we texted about 35k people last month and got 163 leads and about 3 contracts out of that.What does that work out to "cost per contract"?

Obviously it will cost money, get some quotes.

You magically get the seller to cover every single closing cost (A $12k gift, or a trick to get you to buy their problem.).

While it may seem unfair to offer financial incentives to problematic tenants, sometimes it’s the quickest and least costly way to regain control of your property and move forward.Lastly, connect with local landlord associations or advocacy groups.

I went to sign up this morning, and it costs an additional $100. 

If you were able to increase the value of the property significantly after the rehab, then you could bring the deal to a community bank  to refinance and take the hard money lender out.You keep all the equity and don’t have to file a partnership return for your annual tax return, which can be costly.  

If not, cut bait and offload risk.

If you think you will have it for less than 4 years I would say go with the HELOC because you have less origination costs.

I have "XXXX" of debts every month, and make "XXXX" every two weeks.That will find the cost of duplex you need, though you may need to verify it is using current FHA guidelines as they have changed recently, so make sure you use that. 

Better play it safe and use a warranty deed instead.Also, later on when you sell your property, it will keep the chain of title cleaner for the next title insurance.Last but not least, a warranty deed does not cost more than a quit claim deed...