The owner just showed me a loan statement that is 5 months old and doesn't know what they currently owe and doesn't know the payoff amount.

And remember, both will appear cheap to you, but that doesn't mean they will necessarily be good investments.  

That was kind of my thoughts is I got quoted for 8.9% on a HELOC but running the numbers on a long-term rental just doesn’t make sense. buy more doors and let rent and debt pay down and equity do its staying overtime but there’s also a lot of pucker factor if everything doesn’t go according to plan. 

I'm in a small community in a state that doesn't exist, so my BP account doesn't bring me any real business to speak of.

Make sure it is somewhere easily accessible that doesn’t require any tools to turn off.  

Oh yeah, and you would have to look at the load requirements on the endwalls, especially if the pemb doesn’t have some kind of expandable endwall. 

I trust my ability to manage difficult situations and so most of the time it doesn't come to wanting a tenant out. 4.

If they don't actually own anything here, it's likely they will tell you advice that just doesn't really apply to the market or they won't understand which neighborhoods are what (neighborhood grades and street by street as they change).

This home currently doesn’t have any heat and my concern is bursting pipes. 

Hes amenable to moving, but I'm sure he's try to get "moving assistance or a waived last months rent" since his original lease doesn't have it in there (I used Bigger Pockets CA lease- maybe I missed it)