In fact, for tax sales in PA, the parcel number check is usually best performed first, to see what mortgages can be found (if any); seeing a big mortgage means it's best to move on to the next property on the list.And on a side note, IRS liens can be wiped out at foreclosure of any kind, provided the IRS lien is in a junior position and provided that proper notice is served upon the IRS. 

An LLC when properly formed and administered provides separation and protection of assets that are outside of the LLC from the actions of the LLC.  

I personally feel that this window provides a good hedge without being too expensive.

I would look FAR AND WIDE for someone to do an investment property HELOC -OR- go to a bunch of banks and CUs (including who you bank with now) to find someone to provide an unsecured (or secured if you have other collateral) LOC to get rid of the high int debt.

If you want to know what I coach or my program, a simple Google search will provide the information.

If anyone has done this type of project before and has a detailed/itemized breakdown of project cost (invoice), I would truly appreciate if you can provide me with a copy and any guidance.thanks!

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.

Even if one has to provide the education to some of the parties as to why a particular creative solution makes a win-win-win for all. 

So @Mike S. is providing the perfect solution for you. 

great advice provided - what I will add to this is if you have smokers and its not allowed I would offer to allow them out of the lease with no penalty.