That said, the HELOC can be frozen at its current balance if the value of the HELOC drops materially.

Did your new lease differ materially from the previous lease? 

I’ve been learning how to do different reno projects from watching and assisting in work being done in my parents house, watching shows on tv to learn some tips, shopping online for materials and learning the costs to get them done and installed, I have created a few extremely detailed budgets to familiarize myself with costs, I’ve studied a few areas I’m interested in and have been following their markets for years, and reading articles on different aspects of the business.

I am going by the advice of the Long Distance Real Estate Investing book and will attempt to get a contractor that lets me purchase all the materials.

I am currently weighing the potential decisions on how to move forward against each other: 1)Accept the $50 less than posted and place a tenant that met all screening criteria.2)put the home back on the market for the listing price and risk vacancy.3) propose that we agree on a rent in between, which would be $25 less than the original listing price. 

All but two I structured 70% me and 30% of equity to contractor, he even put up money for materials etc.

And when I do need to analyze a failure, knowing Griffith's crack theory or how hydrogen embrittles polished metal comes in super handy.   

I have a couple of friends that attend meet-ups - I'll have to start attending more with them.I'm trying my best to keep myself occupied with REI material anytime I have down time.

I believe that is mainly to keep stains from potentially seeping into the porous material that granite is. 

Grab the "book on estimating rehab costs" from this site and then side by side material costs at Lowes/Home Depot.