., can't be anticipated, but swiftly resolved with a stellar PM company....

Act swiftly and with as much leverage as is still left to us these days when rent isn't paid or someone is abusing your property.

It has a locked in low payment in an area of swiftly climbing rents.My question is should I use my HELOC to invest in a cash flowing 3 unit property, or start small and work my way up to that someday?

Look for win-win where possible.Police removal of trespassers, if necessary, can often be accomplished far more swiftly than an eviction, but may still require substantial verifiable evidence of ownership (e.g., legal deed, etc.) and absence of a lease (e.g., shown in affidavit/statement from former owner-dad). 

I previously spoke with the assessor who said they would utilize the sales approach in conjunction with a program called Marshall & Swift (cost approach) for commercial valuation.

These are all positives for gold.I might be early, but in my experience once the market switches to risk off mode it happens pretty swiftly and without much notice. 

When a tenant pays late the landlord must take swift corrective action.

Evictions (for cause or for no cause) are are swift in my location.

Honestly, it's been a great property to own so far (I know the time is limited)  and the current tenants, on top of paying their own utilities, handle a lot of their own maintenance, too.As an investor I'm in full acquisition mode and looking to acquire additional properties, deal permitting, and scale up swiftly. 

I really appreciate your swift response!