I want to keep the tenant happy and the property properly maintained.

Proper screening could have prevented this.

So, proper screening is EXTREMELY important!

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

If I were to do this, which I don't plan to for at least a few months (I would like to properly do my research) I was also curious whether or not people thought interest rates on HELOC LOANS were going to start going down or continue going up?

Not just in the setup, initially, but separate bank accounts and properly signing all documents as a member of the LLC, even if you post on your personal social media accounts about a property owned by the LLC, if someone sues you, they will try to use all of that to get to you personally.  

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

If you really don't value your agent's ability and think you can do it better, it's likely best that you 1) interview more to find one that you do trust, 2) go through the listing agent, directly, if you're that comfortable with handling your side on your own, or 3) maybe get your license so you can control your side of negotiations with the proper tools needed (MLS access with agent info, showings, contracts, tax records, uploaded listing docs like surveys, disclosures, broker assistance for questions, etc.).

There are embedded cash flow projection functionalities with QuickBooks, but you can always export to spreadsheets to accommodate  your specific preferences.

In our case the seller needed the loan off their record to purchase a new home so we went through the proper channels to make that happen.