Family, friends, our core beliefs and principles - are the roots. 

@Damara Montaque the root of your question is how to purchase an investment property the HELOC would just be for the down payment the rest of the loan would be secured by the new property you would be buying.

You'll have to accomplish something like this is phases, where perhaps you cut back the existing joists to a point, to allow you to get the existing rim joist out and slide a new one in, before taking the entire existing joists out.Don't forget though that the further you cut your joists back from the load bearing wall that sits on top of the rim joist, the more risk of that weight not being properly supported exists.Also, keep in mind that now-a-days you have to use something called SILL SEAL which will help water penetration up on the sill plate (you haven't mentioned this but this is usually the board that sits right on top of the masonry/sill).Also, FIX the ROOT CAUSE (water penetration) of the issue!!!!!!!!!!

I'm rooting for you from afar. 

His auger is too small and I have a ton on roots in the line.

Having an investor mindset will allow you stay motivated because it’s where your ”WHY” will take root, offshoot, and create anchors on which your perseverance and determination will stand.

In Chicago we have clay sewer lines and commonly there are tree roots that cause problems.  

Rerouting a kitchen sink plumbing may offer temporary relief but does not address the root cause - a cracked cast iron drain pipe.  

Many plumbing issues can result from roots penetrating sewer lines which should never be the tenants responsibility 8.

The catch: we are a military family due to get orders soon so it's hard to put roots down somewhere.