Quick backstory: Tenants have been in place for almost a year and have always paid reliably, and on time.

This could help you keep an eye on things when you’re not home regardless of the roommate situation.You might also want to look into a toilet tank lock or a tamper-proof lid.

I'm working on locking up a property with seller financing and was wondering if I would be able to get a HELOC right off the bat.

If you have internet connection onsite the meter has 5 year battery and you can read it remotely.The old versions basically had an outside meter in a lock box in parallel with the water line.  

**Property Management Recommendations:** Could anyone recommend reliable property management companies in the Nashville area?

Not sure if that caused the problem.My guys say the grip strip goes down much faster then the allure click-lock flooring and they prefer it for installation, they said they were "chasing gaps around" installing the click-lock and the lips on the click lock were super brittle.  

I invest heavily here myself with reliable contractors. 

Other groundsLandlord violates tenant’s privacy rights;Landlord wrongfully cuts off water, wastewater, gas or electric service; andLandlord wrongfully changes the locks or prevents tenant from being in the rental property.In all of these cases, it is important to read your lease agreement and negotiate any terms and conditions accordingly.

Has anyone found a reliable, competent and responsive real estate attorney they would recommend in the Austin areas?

You don't have to buy to move forward, but you have to take the real steps to buy, like seeing properties in person, getting your finances ready, and locking in on an agent (the rest can all wait).