Currently, I have about $20K left on mortgage and estimate value is$175K.

That said, if everything goes perfectly with no issues, changes, or questions, my main gripe is that it takes a week to get my money in my account. 

-- How many and which websites is it on overall?

You gave great info on background to help understand where you're at! 

Crossing the lines may not provide proper liability protection.Personally, I just kept my SF rentals in my name and got excellent insurance coverage, $500K per property plus a $2M umbrella.

You can also check their reviews online at Google, Facebook, or Yelp.

I am looking at 1031 possibly or just fixed refi/or use my heloc for the time being on a value add for a building 10-40 units (market dependent on price). 

You will probably run into some issues and need to budget for that.You budgeted 5k for unforeseen expenses on a 4000sft home.

So advice to get the house against him and he will move out on his own is HIGHLY unlikely.  

(No mortgage on any).the cash flow is a total of $3,100 a monthDo portfolio loans exist for these kind of situations?