Its exhausting…..6.

I have literally worked to exhaustion researching, offering, negotiaiting, arranging inspectors, roofers, foundation people etc.Oh, remember, you also need to find a lender for a 5-10 million dollar property and feel confident he will do the loan, all prior to your identification date...

It was (is) exhausting learning the one I'm in.

What is a better way to weed through this exhaustive list?

I seem to constantly have repairs for an 8 year old home (which the tenant does not even pay on time), including leaking faucets, fallen fences caused by overgrown trees falling, broken exhaust fans, etc.

So, I would exhaust HELOC first, before using my own funds.

I have definitely not run your numbers through the exhaustive spreadsheets that you have access to as a Pro member, but a really rough rule of thumb (I might get my hand slapped for this) that many investors I work with as a realtor in my area use is that you should gross monthly 1% of your purchase price.

Our alternative is a in/out exhaust fan at the top of the vault OR a dual zone minisplit (which is twice the price). 

I enjoyed my time there, got a good education, and made some life-long friends.I read through half the posts on here and just got exhausted.

The contractor's board will only interfere if you have made or exhausted all your efforts to resolve the issue, if you haven't tried to exhaust all efforts, you will simply get pissed because they will tell you to.