My initial reaction was to get them out and get rid of section 8 ASAP.

Unfortunately because she chose not to protect your interests initially with a eviction instead of using a 60 day free ride she is now paying the price. 

I've gotten several banks to initially okay HELOC offerings at 70% of loan to value, however, I don't think HELOCs are the right vehicle for me for several reasons. 1) The rate is variable. 2) The term is normally shorter than a refi, 3) There may be an unexpected balloon payment if you're not watching the draw period closely.

And if you are busy wondering where you are going to get this initial rehab milestone money, strongly consider if you are ready to rehab.

Initially I began my investing career looking into fix and flips, then shifted my attention to the Notes side of the business.

Pets are a good bonus but I would not initially offer pet friendly unless you have issues renting, even the best pet will cause more damage then no pet.My 4 musts to screen-Credit Check-Landlord Reference-Job letter/ proof of employment-Gut Check= Bad vibes, bad tenantIf people can't come up with atleast 2 of these 3 things, they likely are hiding something.

Unless you are arguing that CA people don't invest to make money in real estate then you have to admit that CA has BETTER cap rates.Cash on cash for a property in Indiana that has seen flat rents for years on end will have an initial advantage on cash on cash rates over CA. 

I am based in Lafayette, LA and initially want to start as a wholesaler to learn the art of finding/making deals, while building up a war chest, them moving into flipping and finally holding property for the rental income.

Depending on your cash to initially invest I know Livermore is growing but the prices are high.  

Initially I began my investing career looking into fix and flips, then shifted my attention to the Notes side of the business.