Donate the Property: Donating the property to a qualified charitable organization can provide you with a charitable deduction equal to the property’s fair market value and eliminate capital gains taxes.Implementing these strategies requires careful planning and consideration of your specific financial situation.

Any time you use a HELOC, you only want to use 50 percent of the available equity or less so if you can do that over time carefully, it will work.

A few ideas:I would start by asking the tenants if they really care about the utility costs since Landlord is supplying the appliances.

Taking care of someone's asset is a responsibility that you should not take lightly. 

In my experience, if you take care of the tenant you will likely see that average to be true.  

And it also means to attack everything like it's your Mom's, like it matters, truly matters, because if you only care about a paycheck you are not serving your looking to be served. 

@Alex ThomsenThat is Way too much and also in North Carolina there is some weird due diligence fee that is not refundable so be careful.

He has bought and sold over 300 million dollars worth of real este and doesn’t care that he’s going to lose some money by almost giving me this property.

I let them know, yes proceed on T&M not to exceed the original number and do not do any work above that number.Week later contractor finds an issue and says "hey, we have another issue and we can take care of it for $500, As it stands I believe I am going to come in under my estimated total." - So we authorize the work.Contractor submits the quote yesterday for $8k and is threatening me about it. 

Others do not care about the details.