A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

A HELOC should be reported on your credit profile as real-estate related.

Any good recommendations for the collection agency or any way to get the money back from the tenant or any way to report it to the credit bureau?

We rent an environmental screen database that provides us with a 24 hour turnaround environmental screen and engineer evaluation of the report. 6.

Also would charge points at origination and bump the rate up a point or twoReason being my guess is this borrower can it get conventional financing so they are a higher risk.

Call the listing agent and build report, let them see you are a pro and easy to work with2.)

These are factored into the mix.In the future, I will suggest that you request a move-out report along with pictures and/or video on what needs to be taken care of. 

🏡 Real Estate Market Report (Single-Family Homes)📊 Mortgage Rates:30-Year Conventional: 7.10%30-Year VA: 6.45%💰 Median Sales Price:October: $485,000November: $484,995December: $484,500📈 New Listings:October: 1,959November: 1,498December: 1,175📅 Median Days on Market:October: 22 daysNovember: 24 daysDecember: 29 days📦 Months Supply of Inventory:October: 3.3 monthsNovember: 3.2 monthsDecember: 2.7 months🤔 What Does "Months Supply of Inventory" Mean?

The debt may not report to your personal credit (unless you are late on or miss payments, then all bets are off)2.

Really surprisingly bad reporting.