I recently opened a HELOC and I recall it's at prime for the first year (7.5% currently), and I only paid minimal closing costs.PML or HML I would expect rates >10%, plus points, possible prepayment penalties etc.

I work with a lot of other real estate related businesses and closing teams that refer business to us. 

When the tenant moves out and the funds are distributed either to the tenant or the landlord for damages, then the subaccount for that specific tenant has a zero balance and that subaccount is closed. 

Your closing statement should have the purchase price and you add any capitalized costs.   

But my realtor said they are going to do special assessment on this property and HOA runs badly. ( We requested HOA reserve document but no answers. ) We wanted to wait to see how special assessment going and close. 

A new ADU will cost over 120k to build and will not be appraised close to that from my experience and many other investors I’ve spoken with.

No, they are not 100% passive, but NOTHING you do in a REIT, stocks, Bitcoin, or MLM can come close to comparing. 

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

I eventually just closed my Stessa account and called it a day.

Quote from @Russell Brazil:  yep that does it, we lost our home in 99 in an f5 when I was younger,  no close calls recently in OKC though,  also seems like tornado alley has shifted a bit to the east but who knows.