Otherwise I have tenants paying on the date promised plus late fees which in turn raises my monthly income.

PROS of this villa: Great tenant, villa has appreciated 100k in 5 years, low HOA fees, locked in a Low interest rate.

Any data on the default rate for the notes you invest in?

The market is tight right now, with higher interest rates, limited inventory, and high purchase prices making acquisitions challenging.

If so, they asked if I would like the rent to remain the same, or increase it.The tenant was late a few times in the first year, but I always received the monthly rent plus any late fees.

Could I have a real estate agent find a buyer for this contract/property and offer the agent a percentage of the assignment fee? 

And 3% bookkeeping fee?

BRRRRs are really tough right now with interest rates high, rents flat, contractors booked up, and tremendous competition for deals.i always get nervous with HELOCs as down payment because it can mean that you're not well capitalized. 

You'll get much better rate with owner occupied loan.   

But filing plans mirroring what I have, with slight modifications cost me $6,000, which incudes my expeditor fee, something around $2,500 including the architectural plans I had to submit.