Saying they disagree maybe the way to avoid flat out lying and saying "No" when the judge framed it as, "Do you agree? 

Tim,My advice as a banker would be to do a cash out refinance and avoid carrying the Heloc.

To avoid utility abuse, we always recommend NOT to include utilities in rent.

Definitely one of their advantages is that (...assuming you choose well) you can hire someone who will avoid the rookie mistakes so many new investors make when owning property on their own...and has years more of experience and expertise than you could ever acquire.Best of luck to you.

This allows you to share your experiences and help other investors learn from your mistakes and hopefully avoid them.Second, investors have to know about you and you have to build trust with them over time.

I’d rather avoid the turnover and save on out-of-pocket expenses.- Having a set % and applying that each year is lazy and will result in higher vacancies.

Again though, as a CPA I let the attorneys work with clients and determine what is best as the DIY options might leave you with a void that renders the LLC (or any entity for that matter) set up ineffective and useless.

I’ve considered lots of options (all real estate based since I can do a 1031 exchange and avoid the capital gains tax).

into another property to avoid the federal capital gains tax? 

Because you have to keep the same taxpayer as owner from the relinquished property to the replacement property I'd worry that the legal protection you'd want for a development TIC won't be there.DSTs have high fee but probably are the best path forward for someone who wants to be fully passive and avoid legal risk.