If you sold every property anytime you came into a road block you would be selling constantly.Time of year is bad to rent properties, but the fact that you can't get it rented for 3 months now seems excessive.

If you are paying extra on debts less than 8% move those excess payments to the HELOC.

Too far on the latter side and you’ll move forward heedless of excessive risks.

$700/month.To the op’s question:Pros: appreciation, long term rent growth (would equate to great cash flow but savvy investors refi before achieving the great cash flow), mostly good tenants (near lowest delinquency rate and eviction rate in country), prop 13, high value of value adds.Cons: high entry point, poor initial cash flow, near socialistic rental mandates (including the most excessive covid eviction moratorium in the country. 

Here, the local housing authority that administers the program, will only let tenants exceed the voucher amount in very limited circumstances so long as their 30% share of the rent + the excess amount does not exceed 30% of their income (or so I've been told) in the one case I dealt with they were unwilling to permit the tenant to pay the ($43) difference in my asking rent and their offered rent.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or to refund to the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account that is specifically designated for future investments.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or to refund to the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account that is specifically designated for future investments.

I am trying to figure out how to do this legally, safely without paying excess fees. 

Auto accidents where someone dies cost in excess of $2,000,000 so if you have less coverage than this it would come out of pocket, boating accidents are much more likely to result in death. 

A soft lockbox, is after you received your income generated from your property you can allocate the excess funds towards distributions to your partners, maintenance etc.