This feature is again free unlike other platforms that usually charge per user.

If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

Certainly more areas with lower property taxes.

The only other option would be to get a coborrower to bring the down payment or get seller financing with a lower down payment. 

Who is in charge of procurement?

I got this notice in the mail where the HOA is charging $5457 in dues for the year...a 500% difference from your pro forma. 

I really wanted to try finding a duplex that i could immediately rent out the lower half rather then buy a SFH and have a higher mortgage overallHow did you find this deal and how did you negotiate it?

If the value of the furnishings exceed the limit for felony charge vs petty theft you should definitely go up the chain of command.

They don’t charge anything for these extra accounts, my tenants pay directly into those accounts.

It would be a good idea to assess your tolerance to risk and then plan something like that, but using a heloc is going to be around 9-11% in this market so to pay something off with lower interest rate to borrow more might not make much sense.