If so, I'd rather just pay the 10% and use my 10 "soft loans" for other properties.

Meaning if anything changes like credit score, late payment, home value, accidental credit issue like over credit card limit high balances, excessive trade lines the institution does a soft pull every month and can decrease or close the HELOC limit.Based on actual numbers most people end up consolidating the HELOC into their home down the road majority of the time.

You might have them brush their dogs (outside) a couple of times a week to see if that helps the filter situation. 

Guess I need to brush up on these new corp laws.

There are some turnkey companies out their that write super soft leases to get people in to the units and then sell them off.

Yes on wear and tear, and the CS market is pretty soft right now.

I have 4 dogs myself so I have a soft spot when it comes to renting to people with dogs.  

If you only plan to do one flip at a time and have enough money to fund your own acquisition, rehab and project soft costs then it may makes sense for you to save on fees and fund the project yourself. 

My wife and I cut and burned trees and brush, and, using the skidsteer and borrowing a dump trailer, I demolished an old 800 sq ft home and dumped debris at landfill (also buried some on the property).

I have a standard 5-8% turn over annually and have the majority of my tenants 10 plus years.You must be in a very soft rental market.