I have never been able to utilize any DPA with any deal as of now, but it is fun to keep it as a possible tool for use in the right situation. 

The only item I would suggest is double check the payment terms of the your HELOC... in particular, can you pay interest only or are you required to pay a portion of principle each month on the amount utilized.

I spent a ton of money to do things right and nobody wanted me to.

I have investors in California that only buy in Indiana and Ohio because there is a ton of inventory and the prices are great.

I have not familiarity with any of those markets, have just saw a tone of videos about Baltimore and seems like they numbers work out and I have seen prices incredibly low for a home to rehab and remodeled house higher than I would expect.

Utilities will be among the first in for cleanup actions. 

I would love to see how you have utilized the system for investing.

We couldn't help but improve the houses a ton, and part of us feels like it's a 'waste' to just have them rented, as it will put wear and tear on them until we do want to sell

Quote from @Ashley Kehr: There are a ton out there, but if you are starting out to mid level I like buildium.

Spending a ton on property management doesn't seem like the best move.