Overall owning a home is better than renting if there is positive appreciation and you can rent part of it out to cover some or all of the mortgage. 

Not saying my manager is inadequate, but following up on my end & doing a part to keep things rolling along.

using a HELOC for part, or all, of the costs of a BRRRR increases both ( 1 ) the cost, and ( 2 ) the risk.  

If not two of three, or all of the three.

I personally took over my own portfolio a couple of months ago because of inadequate management and have had to implement my own systems, staff, and level of service.

As an example, some garages cannot be converted into 'living space'....usually the slab is not anywhere near today's code requirements (no steel, not thick enough, PSI inadequate)No point in buying a house and then finding out that you cannot convert the garage.....

You could offer them cross collateralization in one of or all your current properties.

Or all qualified tenants pay their rent?

You get some or all of your mortgage offset by your tenants while paying a small tuition to HHU (House Hacking University). 

In any given month(s) you will likely be ahead in one or more or all of those categories.