Does anyone know of a larger bank that does offer a HELOC or something similar IF it's in 3rd position? 

Hey ScottWe are primarily in the Tampa market and notice our larger homes that are non pool suffer as well. 

The PMS around here are pretty terrible, I've worked with a lot of the larger ones in Cleveland and I think they just take on more properties than they can effectively handle and don't hire enough additional employees to make it work. 

Adding the current mortgage and utilities would be roughly $1,350 resulting in a profit of $650/mo.That a pretty good amount of profit/cash flow to apply to your mortgage on a larger house.

You have many people who say midwest markets are now appreciation markets, but I disagree with that statement.

If you decide to sell and find an investment property with a greater cash flow potential.A 1031 exchange would allow you to indefinitely all of the tax and use it to your advantage to reinvest into larger nicer property/properties.

If it's a larger debt, I would not offer cash for keys.

I'm wondering if, since the plots are connected, I can move some of the square feet from the larger one, so that they're both over the "6,500 square feet for lots of record" threshold.

Positive cash flow and low interest, i assume, long term loan is an enviable position that with time will produce larger cash flow.  

However if you didn’t calculate in at least some percentage of the rent for vacancy, repairs, and CapEx then eventually things will happen, such as a vacancy or a repair being needed and you will be out of pocket a much larger amount of money than just your $400.