This is very much in contrast to Texas where it is not fixed and regularly between 3% and 4%.  

What is the best overall water metering company you have found when it comes to ease of installation, reliability, and the cost of the equipment and monitoring?

Pretty much any regular bank / lender is going to require themselves to be in first position on all the properties... so I don't think a HELOC type solution is going to work across multiple properties with multiple lenders.  

They do a good job of regularly releasing episodes and they frequently talk about starting out with their initial capital pool and growing their business. 

On the other hand, true private lenders are not professional lenders and hedge fund type lenders (which is what hard money lenders are), but instead are regular people in your circle and sphere of influence.

The ceiling can be durock or greenboard, never regular drywall. 

Continue to monitor the few syndication investments we made..

I have no debt aside from the properties and regular monthly credit card debt.

. - Your portfolio will suffer:(You want a PMC that has great systems in place, including a great portal where you can keep tabs on eveything.You will also need to manage your PMC on a regular basis.

These problems often occur in vacant homes due to lack of ventilation, climate control, and regular inspections.