Your only exit is to use all your excess money to pay off the heloc or hold the rental and hope it will increase in value enough to sell and pay off your heloc.

The change-orders were not excessive.

I've seen judges for the last 20 years throw out accrued late fees and deduct paid fees if deemed excessive and predatory.  

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

Because active residential RE is not passive, I need RE to return far in excess of 10% lifetime return of S&P 500.  

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

In other words need to know if the return is so good that it accounts for the excessive risk.  

A bright red grape juice stain on white or beige carpet is damage beyond normal wear and tear.As far as the garbage and the dumpster, if there is trash removal included in your rent, it probably doesn't include furniture or excessive amounts of large pieces of garbage. 

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.