However, those typically have a loan min balance of 400k or more.

If you underwrote the deal according to your methodology and it netted 5-10%, you'd pull the trigger if the level of risk you're taking to achieve that result is within what you're comfortable with.

Congratulations on your achievements keep up the hard work and reach out if you have any questions.

You asked about a property you have listed for sale and property taxes that are coming due and the consequences of not paying them until the property sells.Generally, the local taxing authority will impose an interest penalty on any unpaid balance after the due date with a long grace period before you would have to worry about unpaid property taxes affecting your ownership of the property or your ability to sell.In all likelihood, the property taxes will become a part of the closing and will be deducted from your proceeds at the time of sale.By the way, property taxes are always in first lien position ahead of any other debts like mortgages.

I am a real estate agent + I'm in the middle of a gut rehab and it's hard to balance all of this with family ( kids + partner)

I think both need a great deal of people skills being able to deal with multiple different people with multiple different desires in the transaction and being able to balance all of that is hard work in of itself.

I prefer Helocs because I only use as much as I need, I don't mind keeping a balance on my Heloc because interest is using fairly low.

So does this mean all that they can do is remove the equitment and nothing to do with liening the home for the remaining balance ? 

Someone who is paying a higher rate, on an higher balance, and an even higher mortgage payment than you and pay them below market rent.

However, the intention of the settlement was clarity and transparency and it achieves the exact opposite.