Sorry, my dad was raised on a farm and taught me early the rile of a cat.But seriously, I would go to where they are currently living...walk in the door and breathe.

It got to be too much for me, spending three months of the year breathing smoke and not seeing the sun.

I have never had tenants decline to rent due to having to sign a lead paint disclosure,If you know there is lead paint, observe safety precautions when doing rehab work - the paint will not hunt you down and hurt you, you have to eat it or grind it up into dust and breathe it.

Using a HELOC for buy and hold investments, especially when you don't have breathing room to weather a storm, is not the best next step.

You  just need to take a breath.  

Hopefully, Will, you get a better property management company in Indianapolis and at a minimum are able to get a time period of consistency with your investing and are able to catch your breath.  

You live and breath real-estate. 

I do both, and I would say that you might be wasting your breath while you friend is getting those kind of returns.

I would just never hold my breath on counting on any future appreciation from them...

I take a deep breath and ask the question, "How much?".