That's not good for several reasons.One of those is that your HELOC is going to come with a pretty high interest rate and interest only payments.

Our project is a very large building that will be renovated into high-end dorms for students on this campus.

You may have read how this is possible (it is "possible"), but the costs to do it will be very high given your lack of experience and know-how.You are looking for someone to invest with you, but what is in it for them in this equation? 

I develop a high level scope of work and then make my own estimates for each item.

One was an ok-ish deal and the other was pretty decent.In 2020 I got excited about the auction but prices went too high.

When a tenant moves out and oil prices are high they wont get the tank filled .

My monthly fees are as follows (handyman inspection $125, Cleaning $270 a turn (I collect this from guest), TAT&GET (collected from guest) Property Taxes, Insurance (I highly recommend you price this out, with hazard I pay $1,200 a year), internet/cable $100, Electricity $300 a month, AOAO dues $900 (association fees are increasing minimum 5% a year).  

They are highly regarded. $81.99 Bissel Little Green Machine spot carpet cleaner - https://www.amazon.com/Bissell-Multi-Purpose-Portable-Uphols...These are great.

I populate all my own mailing lists, which typically involve only motivated sellers (high equity, divorce, probate, foreclosure, tax foreclosure, etc.).

Ask a home inspector for their mold guy if you don't have one already.If these are otherwise high maintenance tenants: offer them the opportunity to break the lease and move out with no penalty (besides damages, of course).