If we hope to be in business over the long term, we have to establish "fair and reasonableness." 

How many lots in those neighborhoods sold near that date to establish comps? 

One has no mortgage, their other has a HELOC for around $20k remaining and is coming to its 10year term that was established before placing with LLC.My predicament is how/best way to pull equity out of either property for a down payment for the 3 family that is valued around $450k.

For all methods you would want to find a market that has strong employment rates, strong income rates for the market, and is a growing or an established market. 

Minkow gave his approval, according to copies of the correspondence that he provided to The Inquirer.Since finishing his most recent prison stint for fraud and other offenses in 2018, Minkow has established a side business of researching companies he suspects of malfeasance and reporting them to the SEC as a whistle-blower.

Establishing a good local team will be crucial for you. 

Eliminate debt, establish a budget, and save.

What you ask and expect of them (beyond the basics) and what expectations can I further establish? 

This includes all charges paid, utility accounts set up, renter's insurance established, lease signed, etc.

Eliminate debt, establish a budget, and save.