A lot of lenders are priced at ~1 point getting you ~0.5% to rate, very unusual.7 years (typical break even) is a total guess.

To ensure that you do not have actual or constructive receipt of the funds and to document the transactions specifically according to the 1031 regs.Your scenario isn't that unusual. 

They also have a first position HELOC that is an unusual product.

Especially if there’s an unusual situation like a vacant lot adjacent to the property or if there’s any reason to think that an adjacent building, or your own, may be encroaching.

That's highly unusual.

If everything checks out maybe issue a letter to all of the tenants saying that water bills have been unusually high and if it continues you may have to raise rent prices across the board.  

What was once unusual has now become the norm in terms of monetary policy.

If you have any quirks with income or assets or anything unusual save your time and go with a local bank.

For a roof replacement, they should receive a construction management fee.Painting and make ready charges - Most PMs use dependable, bonded contractors and will not shop like you would.Getting someone on the phone should not be challenging.Getting someone after hours would be unusual.3rd party management can be challenging in state...out of state just adds to the challenge. 

I had no choice but to start with seller financing & rehabbing my way to a higher appraisal & hopefully a refi.It was not unusual to have several properties maxed out as were my credit cards & I had to rent rooms in all to survive.