They say "necessity is the mother in invention" ....... but your timeframe for invention is tough so let's be honest. 1.There are no good choices made under duress. 2.

Depending on the property and financing type, an LLC might be a good choice.

You also get to run a ton of comps for clients on houses they'll never buy.It can be very rewarding, as long as the relationship is mutually beneficial.

They run their numbers a bit differently than most of the other carriers, and it is beneficial to investors.  

I have let 3 tenants out of their lease with what I consider proper notice, 60 days, enough time to have it immediately occupied.This has always been financially beneficial to me because rents have always been raised. 

currently HELOC rate is at 3.00%, down from 3.99% a month ago when the 6 month initial lock ended (i have over 9 years left on my draw period). now the rate is variable. the bank is hinting that the rate on the mortgage will be around 3.5% fixed. i don't qualify for traditional mortgage on my dti (but i do double my income with overtime and bonuses, and my wife will have a new income as well once we relocate) so our family friend is cosigning on the mortgage with me. the bank is writing it internally at 15yr with a choice between amortized or balloon. the building will need a new roof in about 5 years, and leaving $35k in the HELOC for that would keep me happy, so i'm willing to go up to $100k down payment if it makes sense. that would change my loan to $179k from $223,200, but also would tap any funds i might have for improving the property other than the roof, like fencing in the backyard and converting the third floor to its own unit. the new rubber roof would be more like $20-$25k but i like to be conservative. i have heard of people using their heloc to pay down their mortgage principal, which i could also do, but it seems to be a gimmick, and even if not may it be easier to just get a smaller loan amount to start?

Not many choices of PM's in less populated areas.

The warranty company was Choice Home Warranty.

I see the line of credit as beneficial when it is big enough to cover the full price of a home---thoughts?

As you grow it may be beneficial to explore AppFolio, Cozy, etc.