At the moment, I'm lending on local deals and I've been proceeding with caution for sure (putting a lot of the guardrails that Bill mentioned in his post in place).

What should I be aware of before proceeding with a partition action?

I've been focusing on residentials and hoping to use the proceeds from there as extra income to invest more.

As long as you purchase at least $2 mil in real estate using all of your remaining cash proceeds (after the $500K primary) you will defer all of the tax on that.

I’m considering selling and using the proceeds to reinvest in a long term rental closer to where I live but before I do, I am curious if you think a rental management company may be able to help boost rentals, thus making this a profitable property? 

Will court still proceed and grant eviction case in my favor?

The HELOC may or may not disappear, but it will likely be "extinguished" from the property title after auction.After a first mortgage lender forecloses and it's lien is paid off with the proceeds from the sale, any surplus funds from the foreclosure sale are distributed to creditors holding junior liens, like a second mortgage lender or judgment creditor.And by the way, YES you should serve notices prior to entry just to be safe.After you acquire the property, what is the goal? 

Be sure to check local rules and your building's status before proceeding to avoid fines or penalties.

Instead of doing a full 1031 exchange, use your proceeds and pay off some problem debt as @Bill B. suggested. 

If the score is too low, does anyone have the proper wording to tell the applicant that we can proceed further due to this?