IMO and this is stemming from experience, you should start advertising your rental when its 90% complete. 90% complete meaning minor things needs to be added like touch up on paint, fixtures, etc.

The HELOC strategy is just another method to be added to the mix that provides both the interest savings and the flexibility to pursue future investments.  

You can't refi for more than it is worth at the time of purchase assuming you will be adding value after the rehab.

next thing would be ads in the paper but that costs money. 

However my mother also made me an authorized user on her Visa account when I was 17 This helped me have a 788 Credit score by the time I bought my first house at 25 I would just recommend to people like @Laura Janosko to be added to someone's account for this reason.

Yes, its extra work, but they could have spent a little extra time finding the right tenants as well.The late fee should be added to the income for the month and they can get their 10% from that at that point - not the whole thing. 

Take pictures of them, one up close and one from further back so you can clearly see that it was posted on the dwelling.Now, if you noticed, they have a lawsuit pending with the bank - I would certainly talk to an attorney, to see where you can be added as a party to that lawsuit, to recover damages yourself to compensate you for the elderly couples stay in your property and now your own legal problems, with it.

I have seen her mom walked outside the apartment to take out trash int he morning in her PJs.I mentioned to my tenant that if her mom is staying with her her mom needs to be added to the lease. 

wall of the kitchen is one I would take out.My first impression is that a lot of value could be added by knocking walls out and opening it up.

The legal fees will only be around $100, and will be added to what the tenant owes you!