You can also send payments to credit card whenever you have spare money.

Show the lease agreement, show his rent payment history, and show any written evidence from the tenant that he admits to being late/unpaid.

I don't like paying interest on my down payment unless I know it's a temporary aid to get a good opportunity.

I used 7/1 arm provided by builder. its 5.25 with 30% down payment

You could offset your mortgage payment on a bigger house with the cash flow from the rental. 

BUT there have been 24 late payments with the last late payment made in Nov 2024 and  0 paid on time.

If so and the monthly payment isn't too bad then you're still moving the needle forward if your main goal is wealth generation and not just cash flow. 

What type of transaction fees should I be looking to pay and is there a down payment required?

And proximity to hospitals is key, within 15 minutes is what I seek.When I was trying to determine demand for our area, I selected about 20 listings near the location I was focused on, and tracked them for several months.

Personally, I wouldn't use a heloc to then go purchase a primary residence, unless what you can rent the current SFH for enough to cover the current mortgage (assuming there is one on the property) and the heloc payments.