Business is in operation for two years, if he's interested in me finally showing a tiny profit, why wouldn't he suggest full amount Line13 and reduce my "office expenses"?

You'll see price adjustments.I recommend you watch the market daily for at least two weeks to get an idea of what is happening, then list your property for the right price.

Now I am realizing there are too many of them for me to personally execute on, but I also hate the idea of wasted opportunities.How does an experienced investors actually scale their operations besides just hiring VAs? 

About my ideas and general questions.

Ask your loan officer if you qualify. 

Is a HELOC a good idea for buying a property?

Any ideas on what I should do with 500k in equity?

When I floated the idea of buying it from them myself, they said they were open to it if that's what I wanted to do and gave me time to think about it.

I'm playing with the idea of the Murphy bed cabinet with two accent chairs.

They take the path of least resistance and always seem to blame their PMC for everything that goes wrong.Recommend you take some time to understand what the above graph represents and why your PMC is probably not the problem.Regarding your two PMC idea - how many water meters are there?