Without an exact numbers breakdown of each option (which should obviously be my next step), I think my ideal situation would be to sell the SF and roll the equity into this, leaving me with a modest holding cost that I can absorb with my stable W2, and keeping the HELOC for any larger ticket items I need during rehab.

I was passively absorbing the information. 

This inventory will be absorbed but it may take a short time.  

Good luck trying to get the tenants to absorb some of the costs.It was on me not knowing that the market did not support a sort of bill back for the asset that I owned.Commercial brokers and property management companies in the area can also help you

Single family homes regardless of market  are very inefficient to operate to begin with but the lower price point homes are disproportionately impacted by ordinary upkeep maintenance, repairs and cap ex because they struggle to absorb these costs (some of which are fixed or close to fixed regardless of whether this is  $100,000 house or $300,000 house). 

I accept that I am still in the learning and absorbing phase.

@Henry ClarkI have never posted on BP before I have always just read and absorbed the info, but I wanted to thank you Henry for this and all of your posts.

Go to local gatherings, make connections with seasoned developers, and absorb their knowledge with a sponge.

So with retail sales ( unlike if your building something were your relying on rent) we did just fine market absorbed it..

The end of summer pulse will absorb some of the elevated inventory.