But without getting into the details, you and I both know that the recollection of events is slightly skewed. 

This isn't the best time to be focused on out-of-state BRRRR as the metrics are going to be hard to evaluate and make work, especially form afar without local knowledge.

It's more likely to happen when you're just retitling (i.e. in the event of death, divorce, etc.) or if you were bringing a prospective buyer for your share.

I’m staying focused on making the best out of my preferred local markets where I know the zoning regulations and what is required governmentally to either own rentals or to do work on my buildings.

They are the best resource for understanding local STR laws and ordinances.

New to BP, but local to Jonesboro.

The fact that IR's accelerated outside of the worst case scenario models, even outside of a 2 SD, didn't have anything to do with it nor the fact that the local jurisdiction decided to extend the covid moratorium for an extra year resulting in no rent collection for a large portion of the MF property, was certainly factors not considered when applying basic math to the forecasting. 

If all else fails, i'd look at the local laws to see what type of escalation is possible and have them take it from there.It's unfortunate for your tenant to be going through this but ultimately the situation seems to be out of your control considering you've already sought out a resolution on their behalf.

So when I go to a credit union local to me, they dont allow me to do a HELOC because located in different states. so may I please ask if there are any suggestions on what is the best way to pull money out in this situation from the rental home?

.#2 - Start going to events like those at Home Depot on Saturdays, where they show you how to tile, or other basic trade tasks. volunteer to help friends, volunteer for a Habitat For Humanity project.