I started my professional career in medical device sales and still do that full-time.

This would obviously reduce my cash flow on both properties, as I would be paying the minimum HELOC payment plus extra towards the principal to pay it off quickly.

Any unused funds from the engagement fee are typically credited to the borrower at loan closing, reducing your total cash to close.

Was it included as a credit/debit on the HUD so it should have reduced your cash to close? 

I also would like to reduce the audit risk due to large bonus depreciation. 

The cheat sheet/example greatly reduced time.

After closing, work on increasing your income, reducing debt, and preparing for a second mortgage.

It also offers a chance to shift into something more passive, reducing the hands-on management that seems to be more of a hassle now that you’ve moved.That said, the rental income potential from your properties is worth noting, but there’s a limit to how much you can boost your cash flow, especially after already making significant upgrades.

There are also other ways to use money from an IRA without tax penalties such as for a primary residence or medical expense. just know what you're getting into and the best ways to avoid the tax.

you can always call or email the tenant in regards to this matter. i personally smoke as well and just would want my tenants happy and not feeling accused as its a big problem with a lot of tenant v landlord situations around the country. you can always say you got a report of the odor of weed and was just verifying the smell with both tenants on the property. you can restate your conditions with smoking. you can always ask if they are legally able to do so as well (meaning medical card). depending on how you want to handle it, if you want to make it a legal warning to the tenant as well, you should write a written letter sent by mail stating you got a report of weed and this is a written warning in case this a problem down the road, you have evidence to show the court if it gets to that matter that this is not your first occurrence. best of luck!