I am of the opinion that you'd be better served using that money toward the down payment on a property.

The good news is that it will still serve as a house hack when we move, as there are multiple units on the property.Our concern is that it is in a high fire prone area.

If they are on a month to month, I would serve the notice of non renewal.

Your $80K HELOC can serve as the down payment, as most lenders require 20%-25% of total project costs upfront.

If memory serves me right, 14% and 4 points.

If you register but do not have a registered agent they can often serve you by publication, or perhaps by serving the Secretary of state or any of several ways that might result in you not knowing that you have been sued. 

I often read that one should seek a commissioned sales role because your comp is uncapped and that has served me well. 

As of yesterday, they were served with the landlord tenant writ.

As you probably guessed from the unpaid rent, the tenants did not leave a mail forwarding address that I could serve them court papers at. 

I once made the mistake of chasing multiple listings at once, which turned into a disaster.When I shifted my focus to serving one client at a time with honesty, integrity, and accountability, referrals started coming in without any marketing.