Don't take it personally. 

@Francisca Mac, take a look at NARPM.org, Property Managers that are members of NARPM generally have higher standards of professionalism and ethics.Best of luck!

So, when you say they not do report on your personal credit report I guess you are talking about non-recourse loans? 

@Bruce Woodruff: Sounds like a personal problem.

Ana,Based on experience and this market me personally I would avoid a HELOC for a few reasons.

There's a standard form provided by the GA Realtors association.

My PM used to have a person who did the payments and every year around Feb, she'd send out an annual statement for your taxes showing how much you got in rent, spent in repairs and management fees. 

Fingers crossed in 7 years I have not had to test my coverage, but in the area of my rentals a golf cart is expected with the rental.When they crash into someone else, did that person sign the waiver too ?

But I've also had something going on in my personal life that have brought me down a couple of days after Christmas... and That's also when I basically made a decision of cutting down my usual social events and fully focus on RE for now.

Note ADU addition in a MF zoned area may be comped with a duplex but I personally think this is wrong as a SFH with ADU is not a duplex.- it is cheaper to buy a property with an existing ADU than adding one   In addition you would receive RE purchase financing.