If you have one tenant renting the entire unit, that is another story; however, there are some bills if they don't pay, you are responsible for. 

That or pay a 6 cap for a 60 year old building with Billy Bob Hot Dogs as a tenant.

She is very stubborn and says she’s tired of maintaining and paying the bills every month, she is eager to just move a tenant in.

@Jesse Jamrowski 9% would come from someone paying my principal portion of the loan.

Maybe put a few into DST's to avoid taxes, and maybe put a few into regular syndications where you do have to pay the taxes on your sale. 

However city is imposing a good amount ofimpact fees based on the bedroom count - which accounts to close to $40 k , which i cannot afford- Ibought the house for myself to reside and cannot afford to pay this.We verified with city prior to buying and theyconfirmed it is residential zoned , however never mentioned about any impactfees.It is residential zone - MLS shows it as 3 bedroom 2baths - it had a extra unit  in the back and also a inbuilt rolling bed on 1st floor for the main I am stuck here- they are asking to prove it was usedas a residential -ever - any guidance would be appreciated on this.

Since you are just graduating college you may already realize that it's not what you know, but who you know (as a personal note, I had college friends that were barely passing their classes however they ended up with really good paying jobs due to "who they knew").

- Tenants can be unbearable with delays for access to make repairs:( Often they play games with repairs, so they don't have to pay rent.How have they been communicating?

I pay my property manager A LOT to do maintenance so they still make lots of money while my apartment sits vacant.4.

"rinsing and repeating the heloc process" - Don't forget paying all the fees and closing costs along the way.