Overall costs need to be reduced by $8k for me to do it.

However the aesthetics of modular houses are more modern (sell easier) and the turn around time reduces carrying costs substantially.

Raise revenue or reduce operating expenses or both.You might run into explanation that seems circular - value is calculated based on cap rate but cap rate is calculated based on value, it's like watching a dog chasing its own tail over and over again ... at some point your brain will explode :-) As stated above, the breakdown in the logic is the fact that some people think they can alter and calculate cap rate, this is incorrect.

.- Watersense or other water conservation methods with showerheads (the biggest drain on water bills other than leaks and loos) are often cheap and easy ways to reduce the bill with little to no impact on the tenants' lives.- LLC name can be anything you want, but I'd certainly think purchasing this and holding title as an LLC makes sense for a 14-plex.   

In Pennsylvania, you can apply for homestead exemption at your local assessment office and it will reduce your school property tax for your primary residential residence. 

Down the road as you do more deals, then yes you have a reputation.You will also hear people say on podcasts that leverage reduces risk.

I follow the BRRRR strategy so most of the properties have been rehabbed which I believe reduces calls.  

Exterior landscaping and hardscaping but mostly just better maintenance and reduced expenses (negotiating vendor contracts and just being more responsive so that little issues don't become big ones).

Having a clear vision of what you want real estate to do for you will reduce or even eliminate your anxiety. 

Maybe try reducing the HELOC.